Skippack Township City Zoning Code
ARTICLE IV
Nonresidential Districts
§ 200-26 VC Village Commercial District.
A.
Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the VC Village Commercial District is:
(1)
To preserve and build upon the strengths of Skippack Village and Creamery Village as the core areas of the Township;
(2)
To encourage development that is compatible with the unique historical character and scale of the Township's villages with respect to uses, building dimensions, building materials and functions;
(3)
To provide reasonable standards for the development of small scale commercial office service and residential community uses to serve the needs of Township residents and workers;
(4)
To discourage development of strip-type highway-oriented commercial uses, which require incongruous architectural styles, excessive paved areas, numerous curb cuts, and large signs, and attract large volumes of vehicular traffic;
(5)
To minimize the potential negative conflicts between residential and nonresidential uses within and abutting the district;
(6)
To encourage the preservation of existing structures by offering incentives for their creative reuse, while requiring nonresidential conversions to maintain the visual character and architectural scale of existing development within the district; and
(7)
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.
B.
Application. In the VC Village Commercial District the regulations set forth below shall apply.
C.
Use regulations.
(1)
In the VC Village Commercial District, a building may be erected, altered, used or occupied and a lot may be used or occupied for any of the following uses.
[Amended 8-27-2003 by Ord. No. 281]
(a)
One single-family dwelling unit or one apartment located in the same building with a by-right use.
(b)
Retail sales, limited to 1,000 square feet gross floor area and limited to items customarily carried out of the store by hand by one person. Motorized vehicles for transporting persons are not permitted.
(c)
Business office.
(d)
Personal services shops excluding dry cleaning plants of any type.
(e)
Retail sale of food and beverages for consumption on or off premises, excluding any type of drive-through facility.
(f)
Studio related to artistic or fitness activities.
(g)
Bed-and-breakfast.
(h)
Motel limited to 15 guest rooms.
(i)
Natural land.
(j)
Open space
(2)
Conditional uses. In the VC Village Commercial District, a building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following uses, as a conditional use in accordance with the provisions in Article XIII.
(3)
Conditional use. In the VC Village Commercial District, a building may be erected, altered, used or occupied, and a lot may be used or occupied for any combination of by-right and conditional uses listed in Subsection C(1) and (2) above as a conditional use in accordance with the provisions in Article XIII.
[Added 6-8-2005 by Ord. No. 295[1]]
D.
Development standards. All development and use of a building or lot in the VC Village Commercial District shall comply with the requirements below:
(1)
Table VC-1 Development Standards.
(a)
Minimum lot area: 20,000 square feet.
(b)
Minimum lot width: 80 feet.
(c)
Minimum front yard: 25 feet.
(d)
Minimum side yard: five feet.
(e)
Minimum rear yard: 20 feet.
(f)
Maximum building coverage: 50%.
(g)
Maximum impervious coverage: 65%.
(h)
Maximum building height: 40 feet.
(i)
Maximum number of stories: 2.5.
E.
Additional requirements.
(4)
Public sewer and public water shall serve all development in the VC Village Commercial District.
(5)
All properties shall include a public pedestrian circulation system that is connected to the Township-wide system or is positioned to be connected in the future upon the development of adjacent properties.
(6)
Multiple buildings with varying uses on a single lot are permitted, however the minimum distance between buildings shall be 30 feet.
(7)
Outdoor display of merchandise shall be limited to an open space with a gross area of 300 gross square feet for a period not to exceed three consecutive days and 10 days each month. This area shall be within the first four feet of space adjacent to the building.
(8)
All properties shall include a public vehicular circulation system that is connected to all possible adjacent properties. Cross easements shall be provided for present or future use.
(9)
Service and trash areas shall be placed in the most inconspicuous locations and shall be fenced and/or screened from view. The use of these areas shall not interfere with any aspect of normal activities on the site.
(10)
All buildings shall be designed, maintained, restored and preserved in a manner that will maintain the character and appearance of the surrounding village.[2]
[2]
Editor's Note: Former Subsection F, Enterprise development option, added 9-12-2018 by Ord. No. 356, which immediately followed, was repealed 3-8-2023 by Ord. No. 361.
§ 200-27 GC General Commercial District.
A.
Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the GC General Commercial District is as follows:
(1)
To preserve and build upon the strengths of Skippack Village and Creamery Village as the core areas of the Township;
(2)
To provide reasonable standards for the development of commercial, office, service and community uses to serve the needs of the Township residents and workers;
(3)
To minimize the potential negative conflicts between residential and nonresidential uses within and abutting the district;
(4)
To encourage the preservation of existing structures by offering incentives for their creative reuse, while requiring nonresidential conversions to maintain the visual character and architectural scale of existing development within the district; and
(5)
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.
B.
Application. In the GC General Commercial District the regulations set forth shall apply.
C.
Use regulations.
(1)
In the GC General Commercial District, a building may be erected, altered, used or occupied and a lot may be used or occupied for any of the following uses:
[Amended 8-27-2003 by Ord. No. 281]
(a)
All uses permitted in the VC Village Commercial District as by right uses. For retail sales the gross floor area limitation shall be a maximum of 5,000 square feet and carry-out restrictions shall not apply. Drive-through facilities shall be subject to the review and approval of the Township Traffic Engineer and shall include stacking lanes not to conflict with circulation or parking.
(2)
Conditional uses. In the GC General Commercial District, a building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following uses, as a conditional use in accordance with the provisions in Article XIII.
(a)
All uses permitted by conditional use in the VC Village Commercial District.
(b)
Amusement arcade.
(c)
Commercial recreation or amusement.
(d)
Laundromat self services.
(e)
Printing, copying and publishing.
(f)
Undertaking and funeral home, excluding crematorium.
(g)
Motor vehicle sales, service and repair.
(h)
Gasoline filling station.
(j)
Private religious school.
[Added 6-8-2022 by Ord. No. 360]
[1]
Only permitted on lots with gross lot areas of five acres or more.
[2]
May be permitted as an additional principal use with a place of worship.
[3]
One parking space must be provided for every five students, based on design capacity, plus one parking space per employee.
[4]
Parking and/or loading areas suitable for school buses and large vans must be provided in a safe location near the principal entrance to the building or the principal entrance utilized by the private religious school.
(3)
Conditional use. In the GC General Commercial District, a building may be erected, altered, used or occupied, and a lot may be used or occupied for any combination of by-right and conditional uses listed in Subsection C(1) and (2) above as a conditional use in accordance with the provisions in Article XIII.
[Added 6-8-2005 by Ord. No. 295]
D.
Development standards.
(1)
Table GC-1 Development Standards.
(a)
Minimum lot area: 20,000 square feet.
(b)
Minimum lot width: 100 feet.
(c)
Minimum front yard: 35 feet.
(d)
Minimum side yard: 10 feet.
(e)
Minimum rear yard: 30 feet.
(f)
Maximum building coverage: 40%.
(g)
Maximum impervious coverage: 60%.
(h)
Maximum building height: 40 feet.
(i)
Maximum number of stories: three.
E.
Additional requirements.
(4)
Public sewer and public water shall serve all development in the GC General Commercial District.
(5)
All properties shall include a public pedestrian circulation system that is connected to the Township-wide system or is positioned to be connected in the future upon the development of adjacent properties.
(6)
The design of all drive-through facilities shall be supported by a traffic study subject to the review and approval of the Township Traffic Engineer.
(7)
Gasoline filling stations shall have all canopies, pump islands and air facilities set back a minimum of 25 feet from all property lines. Outdoor display of all items is prohibited. All car cleaning services are prohibited. The vehicular circulation system shall be subject to the review and approval of the Township Traffic Engineer.[1]
[1]
Editor's Note: Former Subsection F, Enterprise development option, added 9-12-2018 by Ord. No. 356, which immediately followed, was repealed 3-8-2023 by Ord. No. 361.
§ 200-28 SC Shopping Center District.
A.
Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the SC Shopping Center District is as follows:
B.
Application. In the SC Shopping Center District the regulations set forth shall apply.
C.
Use regulations.
(2)
Conditional uses. In the SC Shopping Center District, a building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following uses, as a conditional use in accordance with the provisions in Article XIII.
(a)
Shopping center: consisting of any combination of stores, personal service shops, offices, financial institutions, food and beverage establishments, day-care facilities and rental centers. All buildings shall be designed in a manner that will maintain the character and appearance of the surrounding village.
D.
Development standards. All development and use of a building or lot in the SC Shopping Center District shall comply with the requirements below:
(1)
Table SC-1 Development Standards.
(a)
Minimum lot area: 10 acres.
(b)
Minimum lot width: 250 feet.
(c)
Minimum front yard: 100 feet; adjacent to a residential district: 100 feet.
(d)
Minimum side yard: 75 feet; adjacent to a residential district: 100 feet.
(e)
Minimum rear yard: 75 feet; adjacent to a residential district: 100 feet.
(f)
Maximum building coverage: 25% of the gross tract area.
(g)
Maximum impervious coverage: 60% of the gross tract area.
[Amended 1-7-2008 by Ord. No. 311]
(h)
Maximum building height: 40 feet.
(i)
Maximum number of stories: three.
E.
Additional requirements.
(4)
Public sewer and public water shall serve all development in the SC Shopping Center District.
(5)
Pad sites shall be subject to specific review and approval by the Board of Supervisors. The design of such pad sites shall be fully integrated into the design of the shopping center and not more than three sides shall be permitted to be adjacent to parking areas. All service facilities shall be completely screened from view by dense evergreen buffering.
(6)
Drive-through facilities shall be subject to the review and approval of the Township Traffic Engineer and shall include stacking lanes not to conflict with circulation or parking.
(7)
Only one store in a shopping center shall be permitted to exceed 20,000 square feet in area.
[Amended 1-7-2008 by Ord. No. 311]
(8)
Vehicular circulations. The public vehicular circulation systems shall be supported by a traffic study that shall be subject to the review and approval of the Township Traffic Engineer.
(9)
A public pedestrian circulation system shall be provided that is connected to the Township-wide system or is positioned to be connected upon the development of the adjacent properties.
(10)
Open space. Twenty percent of the gross tract area shall be provided as open space. This open space shall be incorporated and integrated into the design of the project and shall be provided with active and passive amenities to encourage its use by the general public. Natural features and environmentally sensitive land shall be protected. The pedestrian circulation system shall extend into and around the open space.
(11)
The minimum front yard setback of 100 feet may be modified to 20 feet along S.R. 73 when the design and configuration accomplishes an extension of the Skippack Village streetscape.
[Added 1-7-2008 by Ord. No. 311]
(12)
Development in the SC Shopping Center District shall be exempt from the requirements of § 200-52B when the basin is designed as a wet landscape feature and the first-floor level of the building is a minimum of eight feet above the high watermark as defined by the one-hundred-year peak water surface elevation.
[Added 1-7-2008 by Ord. No. 311]
(13)
Notwithstanding other requirements in this chapter, exterior lighting of a shopping center shall be controlled by the following regulations:
[Added 1-7-2008 by Ord. No. 311]
(a)
All fixtures located along the perimeter of the center and all fixtures located along circulation driveways shall not exceed 14 feet in height measured from the ground at the base of the fixture;
(b)
Lighting fixtures located within parking fields shall not exceed 20 feet in height, similarly measured. The poles and fixtures shall be the same or substantially similar to the streetlights in Skippack Village.
§ 200-29 LI Limited Industrial District.
A.
Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the LI Limited Industrial District within the Township is to provide sufficient space, and proper location, for certain light industrial and office uses which will not create hazardous or objectionable environmental conditions for nearby areas for residents of the Township.
B.
Application. In the LI Limited Industrial District the regulations set forth below shall apply.
C.
Use regulations.
(2)
Conditional uses. In the LI Limited Industrial District, a building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following uses, as a conditional use in accordance with the provisions in Article XIII.
(3)
Conditional use. In the LI Limited Industrial District, a building may be erected, altered, used or occupied, and a lot may he used or occupied for any combination of by-right and conditional uses listed in Subsection C(1) and (2) above as a conditional use in accordance with the provisions in Article XIII.
[Added 6-8-2005 by Ord. No. 295]
D.
Development standards. All development and use of a building or lot in the LI Limited Industrial District shall comply with the requirements below:
(1)
Table LI-1 Development Standards.
(a)
Minimum lot area: 60,000 square feet.
(b)
Minimum lot width: 175 feet.
(c)
Minimum front yard: 50 feet.
(d)
Minimum side yard: 25 feet.
(e)
Minimum rear yard: 25 feet.
(f)
Maximum building coverage: 40%.
(g)
Maximum impervious coverage: 60%.
(h)
Maximum building height: 40 feet.
(i)
Maximum number of stories: two.
(2)
Side and rear yards adjacent to residential districts. Any building or structure shall be erected not less than 200 feet to the boundary of any adjacent residential district, and required parking or loading areas shall be located not less than 100 feet to the boundary of any adjacent residential district, with said one-hundred-foot area maintained as a landscaped green area, with trees and shrubs.
E.
Additional requirements.
(4)
Public sewer and public water shall serve all development in the LI Limited Industrial District.
(5)
Properties developed as an industrial park shall be reviewed and approved as an entirety and not on a lot-by-lot basis. Landscaping, lighting, signage, architectural and common elements shall be uniform throughout the park.
§ 200-30 CF Correctional Facility District.
A.
Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose for the CF Correctional Facility District is as follows:
B.
Application. In the CF Correctional Facility District the regulations set forth below shall apply.
C.
D.
Development standards. All development and use of a building or lot in the CF Correctional Facility District shall comply with the requirements below:
(1)
Table CF-1 Development Standards.
(a)
Minimum lot area: 1,500 acres.
(b)
Minimum lot width: 2,000 feet.
(c)
Minimum front yard: 2,000 feet.
(d)
Minimum side yard: 2,000 feet.
(e)
Minimum rear yard: 2,000 feet.
(f)
Maximum building coverage: 5%.
(g)
Maximum impervious coverage: 10%.
(h)
Maximum building height: 45 feet.
(i)
Maximum number of stories: four.
E.
Additional requirements.
(1)
The design, construction and operations of a correctional facility shall be supported by expert study as to every aspect of the facility. The implementation of the conclusions of those studies shall be subject to the review and approval of the Township.
F.
Development standards for military field maintenance shop. Development of a military field maintenance shop in the CF Correctional Facility District shall comply with the requirements listed in Table CF-2.
[Added 1-7-2008 by Ord. No. 310]
(1)
Table CF-2.
(a)
Minimum lot area: 50 acres.
(b)
Minimum lot width: 1,500 feet.
(c)
Minimum front yard: 150 feet.
(d)
Minimum side yard: 400 feet.
(e)
Minimum rear yard: 400 feet.
(f)
Maximum building coverage: 5%.
(g)
Maximum impervious coverage: 10%.
(h)
Minimum parking setback: 100 feet.
(i)
Maximum building height: 45 feet.
(j)
Maximum number of stories: three.
(2)
Landscaping. The facility shall be effectively screened from view from any adjacent residentially zoned property, the details of the plantings to be developed during the conditional use process.
(3)
Lighting. Building and site lighting shall be effectively shielded to prevent measurable spill beyond the property lines, to prevent direct view of the light source from off the property and to prevent sky glow.
(4)
Utilities. The project shall be served by public sewer and public water. All utilities shall be underground.
§ 200-31 PR Park and Recreation District.
A.
Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the PR Park and Recreation District is as follows:
(1)
To provide reasonable regulations for areas within the Township that can be used by residents for recreational uses;
(2)
To provide design and regulatory standards for recreation facilities which will minimize any adverse impact (such as noise, glare, and pollution on surrounding properties); and
(3)
To control traffic generated by recreational uses.
B.
Application. In the PR Park and Recreation District the regulations set forth below shall apply.
D.
Development standards. All development and use of a building or lot in the PR Park and Recreation District shall comply with the requirements below:
(1)
Table PR-1 Development Standards.
§ 200-32 UT Utility Transmission District.
[Amended 12-14-2005 by Ord. No. 297]
A.
Declaration of legislative intent. In an expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the UT Utility Transmission District is to provide reasonable regulations for areas within the Township that are occupied by utility transmission lines so as to further provide for the health, safety and welfare of the community.
B.
Application. In the UT Utility Transmission District the regulations set forth below shall apply.
C.
Use regulations.
(1)
By-right uses. In the UT Utility Transmission District, the land may be put to the following uses and no other.
D.
Additional requirements.
(1)
All lands of the UT Utility Transmission District that are adjacent to nonresidential zoned parcels may be used in accordance with the regulations of that adjacent parcel.
(2)
The design, construction and operation of all uses subject to conditional use approval shall be supported by expert study as to every aspect of the development as directed by the reviewing and approving body. Registered professionals in the field shall prepare the studies.