Williams Township City Zoning Code
PART 9
"PUCD" PLANNED UNIT COMMERCIAL DEVELOPMENT DISTRICT
§ 27-901 Purpose.
[Ord. No. 2020-01, 1/6/2020]
To provide for planned commercial uses and businesses, and select multifamily residential uses in order to provide orderly and controlled development in the Township.
§ 27-902 Township and Municipal Authority Exemption.
[Ord. No. 2020-01, 1/6/2020]
The requirements of this chapter shall not apply to uses or structures owned by Williams Township or for municipal authorities created solely by Williams Township.
§ 27-903 Planned Unit Commercial Development.
[Ord. No. 2020-01, 1/6/2020]
A development involving three or more principal uses listed in § 27-904A, approved as a conditional use under the standards of § 27-906.
§ 27-904 Permitted-by-Right Uses.
[Ord. No. 2020-01, 1/6/2020; amended by Ord. No. 2020-05, 9/9/2020]
Only the following uses are permitted by right in the PUCD District, provided that the requirements for specific uses in Part 9 are met:
A.
The following uses within the requirements of this district:
(1)
Adult day care.
(2)
Animal hospital.
(3)
Auto service station.
(4)
Barber or beautician.
(5)
Conference or convention center.
(6)
Cultural/community center.*
(7)
Day-care center/child-care nursery.
(8)
Dry cleaning or shoe repair center.
(9)
Exercise/fitness center.
(10)
Financial institution with or without drive-through service.
(11)
Forestry activities.
[Added by Ord. No. 2023-2, 8/9/2023[1]]
[1]
Editor's Note: This ordinance also redesignated former Subsection A(11) through (21) as Subsection A(12) through (22), respectively.
(12)
Laundromat.
(13)
Medical marijuana dispensary.
(14)
Membership club.
(15)
Offices.
(16)
Place of worship.
(17)
Publicly owned recreation.
(18)
Retail store/convenience store.
(19)
Standard restaurant.
(20)
Swimming pool, public or semipublic.
(21)
Tailoring or custom dressmaking shop.
(22)
Township-owned use.
NOTES: |
* See additional requirements in § 27-1402. |
** See additional requirements in § 27-1403. |
B.
The following accessory uses, within the requirements of § 27-1403:
(1)
Accessory use or structure clearly customary and incidental to a permitted by right, approved special exception or conditional use.**
(2)
Accessory uses or structures permitted by § 27-1403C.**
(3)
Essential services.**
(4)
Forestry activities.
[Added by Ord. No. 2023-2, 8/9/2023[2]]
[2]
Editor's Note: This ordinance also redesignated former Subsection B(4) through (6) as Subsection B(5) through (7), respectively.
(5)
Solar energy system, on-site usage.**
[Amended by Ord. No. 2022-02, 5/11/2022]
(6)
Geothermal system.**
(7)
Wind turbines.**
NOTES: |
* See additional requirements in § 27-1402. |
** See additional requirements in § 27-1403. |
§ 27-905 Special Exception Uses.
[Ord. No. 2020-01, 1/6/2020; as amended by Ord. No. 2022-01A, 5/11/2022; and by Ord. No. 2022-03, 8/10/2022]
The following uses are permitted by special exception in the "PUCD" District, provided that the requirements for the use in Part 9 are met:
A.
Commercial indoor or outdoor recreation.*
B.
Electric vehicle charging station — Level 3.
C.
Hotel or motel.*
D.
Parking lot.
NOTE: |
* See additional requirements in § 27-1402. |
§ 27-906 Conditional Uses.
[Ord. No. 2020-01, 1/6/2020]
Only the following are permitted conditional uses in the "PUCD" District, provided that the requirements for specific uses in Part 9 are met:
A.
Emergency services station.*
B.
Planned unit commercial development, within the provisions of § 27-908.
C.
Townhouses and garden apartments which meet the requirements of Part 6 for these uses, provided they are included as part of a planned unit commercial development (PUCD) and they are located on no more than 25% of the PUCD site.
NOTE: |
* See additional requirements in § 27-1402. |
§ 27-907 Prohibited Uses.
[Ord. No. 2020-01, 1/6/2020]
All uses not specifically permitted are prohibited, unless their allowance is clearly implied in the determination of the Zoning Hearing Board by a very close similar use. The following uses are specifically prohibited in the "PUCD" District as principal or accessory uses.
A.
Adult bookstore, cabaret, adult movie theater, or massage parlor.
B.
Junkyard.
C.
Manufacturing.
§ 27-908 Lot and Setback Regulations.
[Ord. No. 2020-01, 1/6/2020]
The following lot and setback regulations shall apply to uses in the "PUCD" District, unless a more restrictive requirement is stated in Part 14 (for a particular use) or elsewhere in this chapter.
A.
Minimum lot area: 40,000 square feet per principal use if public water and sewer are provided. Two acres per EDU if on-lot water and/or sewer are provided.
B.
Number of uses: Multiple principal uses are permitted.
C.
Minimum lot width: 150 feet, except 200 feet for any lot created after the adoption of this chapter that has its own driveway entering onto a collector or an arterial street.
D.
Minimum lot depth: 100 feet.
E.
Maximum building coverage: 40%.
F.
Maximum impervious coverage: 70%.
G.
Minimum front yard setback: 25 feet from the future street right-of-way for both principal and accessory structures.
H.
Minimum side yard setback: 25 feet for both principal and accessory structures, except 20 feet (per side) for a side abutting an existing dwelling or residential district.
I.
Minimum rear yard setback: 25 feet for both principal and accessory structures, except for 30 feet along areas abutting an existing dwelling or residential district.
J.
Maximum height: 60 feet.
K.
Shared parking and driveways: Sharing of off-street parking and driveways by adjoining uses are strongly encouraged. See § 27-1601B for possible reduction of off-street parking requirements.
§ 27-909 Standards for Approval of a Planned Unit Commercial Development.
[Ord. No. 2020-01, 1/6/2020]
To assure that the intent and requirements of this district are complied with, review and approval of a planned unit commercial development shall be required as a conditional use.
A.
Minimum tract size: two acres. See definition of "tract" in Part 2.
B.
Lot Regulations. Any lot proposed to be created presently or in the future within a planned unit commercial development shall be capable of complying with the lot and setback regulations of this district (see § 27-908).
C.
Information. The applicant shall present whatever information is available on the types of tenants or uses that are intended or expected in different portions of the development.
D.
Relationship to Surroundings. The applicant shall show how the development will be coordinated with access and utilities of other portions of the PUCD and HC Districts.
E.
Open Space and Landscaping. The application shall show an overall plan of open spaces and landscaping. This plan shall be carried out through a system of deed restrictions on each lot.
F.
Access.
(1)
Coordinated Access. Any planned unit commercial development shall make the absolute maximum use possible of interior streets as opposed to numerous driveways entering onto a collector or arterial street. Deed restrictions shall be placed on any individual lots that are created to require access to the interior street system only.
(2)
Access to Other Than Arterial Streets. Based upon any PennDOT review comments, the Williams Township Comprehensive Plan, and any reviews by the Planning Commission, Police, and Township Engineer, the Board of Supervisors may require that a planned unit commercial development not have any direct access that would involve left-hand turns onto and off of an arterial street (except at an intersection planned for or with an existing traffic signal), if reasonable access could be provided off and onto a collector or suitable local street.
(3)
Easements for Access. The Board of Supervisors may at the time of approval of a subdivision or land development within a PUCD District require a lot or tract to grant an easement or cross easements for vehicular traffic to adjoining lots, tracts to allow an efficient interior access system.
(4)
Right-of-Way Dedications. Based upon a traffic study, an applicant may be required to dedicate sufficient land for needed widening of arterial or collector streets. Also, an applicant may be required by the Board of Supervisors, if recommended by the Planning Commission and after review of the Comprehensive Plan, to dedicate sufficient land for needed realignments of intersections that abut the tract.
G.
Staged Construction. If development is to occur in progressive stages, each stage shall be planned and occur so that the purpose and requirements of this chapter are fully complied with at the completion of each stage. Each stage shall be shown on the plan.
H.
Information on Covenants. A planned unit commercial development shall include a reasonable set of deed restrictions or covenants imposed by the developer on each lot. These covenants should cover types of uses, maintenance of lots and industrial operations, with a proper means for enforcement. The covenants shall also be written to carry out the purposes and requirements of a planned unit commercial development, together with the improvements necessary to comply with this subsection.
§ 27-910 Additional Requirements.
[Ord. No. 2020-01, 1/6/2020]
A.
Parking: See Part 16.
B.
Signs: See Part 17.
C.
Site plan review: See § 27-1311A, which requires site review by the Planning Commission for nonresidential building expansions and parking lots.
D.
Buffer yards and screening: See § 27-1304C.
E.
Performance standards: See Part 15, especially § 27-1511, Noise Control.
F.
Uses with on-lot sewage: 43,560 square feet per EDU.
G.
Multipleb use uildings: See § 27-1302C.
H.
More than one principal building on a lot: See § 27-1302B.
I.
Paved area setbacks: See § 27-1603F.
