A.
In addition to the general purposes expressed in § 370-2 and the community development objectives of § 370-5 of this chapter, it is the purpose of this article to add flexibility in providing for future Township needs, and to encourage the use of new and innovative methods of providing for commercial and industrial development within the Township for the following:
(1)
Commercial buildings, and groups thereof, to achieve greater
convenience and safety for the public through improved methods of
merchandising, distribution of services, and efficient use of land
for parking, circulation and other factors advantageous to the public
welfare, all of which can be possible in the modern shopping center;
and
(2)
Industrial buildings, and groups thereof, to achieve greater
harmony between off-street parking areas, loading areas, and on-site
circulation with minimum conflict with traffic on the Township roads,
while maintaining open space on the individual lots for better retention
of stormwater runoff and stabilization of the soils and natural vegetation,
all of which are possible with a coordinated industrial park development.
B.
These goals will necessitate variations in the use and area requirements
otherwise prescribed in this chapter and in the regulations applying
to buildings and yard areas without deviating from requirements of
the various state and federal regulatory agencies.
Within any C Commercial District, a retail shopping center may
be developed on a parcel of land containing not less than 10 acres,
subject to the approval of the Township Supervisors, and provided
that:
A.
The plan and location is consistent with the Comprehensive Plan for
the orderly development of the Township.
(1)
The appropriate use of property adjacent to the shopping center
shall be safeguarded.
B.
The development shall consist of a harmonious grouping of buildings,
service and parking areas planned as an integral unit, in such manner
as to constitute a safe, efficient, and convenient retail shopping
center, and shall include the following:
(1)
Adequate provision shall be made for safe and efficient pedestrian
and vehicular circulation within boundaries of the site;
(2)
Provision shall be made for safe and efficient ingress and egress
to and from public streets and highways serving the site without undue
congestion;
(4)
All buildings within the site shall be served with public sewerage
and public water.
C.
If the development is to be carried out in stages, each stage shall
be so planned that the foregoing requirements and the intent of this
chapter shall be fully complied with at the completion of any stage.
D.
The following variations or deviations from the requirements of § 370-87 are permitted or are imposed with respect to lot size or building area, coverage, yard, and building height controls:
|
Regulation
|
Requirement
|
|---|---|
|
Minimum lot or building area
|
7,500 square feet of developable area
|
|
Maximum building coverage
|
40%
|
|
Maximum lot coverage
|
90%
|
|
Maximum building height
|
35 feet
|
|
Minimum front lot line width on a public street
|
200 feet
|
|
Minimum individual building lot width
|
60 feet
|
|
Minimum front yard depth for the site and/or building lot
|
50 feet
|
|
Minimum rear yard depth for site of building
|
35 feet
|
|
Minimum side yard for site
|
50 feet
|
|
Minimum side yard between buildings where no common party wall
is proposed
|
25 feet
|
|
Minimum distance from parking spaces to building faces
|
15 feet
|
|
Minimum private green area or private open space for the entire
site (based on gross site acreage)
|
10% of site
|
Within any LI Industrial or I Industrial District, an industrial park may be developed on a parcel of land containing no less than 10 acres, subject to the Township Planning Commission's review and approval by the Township Supervisors, as prescribed by Chapter 320, Subdivision and Land Development, and provided that:
A.
The basic scheme shall be approved by the Township Planning Commission
as a preliminary plan, at which time evidence of provision of both
public sewerage and public water shall be offered. The applicant is
encouraged to submit a sketch plan to the Township Planning Commission,
prior to the submission of a preliminary plan, for an unofficial review.
(1)
It is characteristic of industrial parks that the developer
cannot usually prepare a final lot layout plan for approval prior
to initial construction, such as can be done with residential subdivisions,
since the space needs of future tenants or purchasers may not be known,
but the schematic arrangement of road circulation and intent of the
developer as to the character of the proposed development must be
acceptable to the Planning Commission and the Township Supervisors.
(2)
Prior to the issuance of each building permit, the Zoning Administration
Officer shall review the application with the Planning Commission,
or with a committee thereof appointed by the Chairman for such purposes,
and each lot shall conform generally with the initially approved preliminary
plan arrangement.
B.
All streets within the industrial park shall be curbed, and shall
be not less than 36 feet in width between curbs, and all curb radii
shall provide for tractor-trailer trucks.
C.
Within any industrial cluster development or industrial park, the minimum lot area may be reduced from the requirements of § 370-117, and without special exception approval as noted below:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
D.
The following variations or deviations from the regulations contained in § 370-93 may be permitted for any industrial cluster development or industrial park:
(1)
Maximum building and lot coverage may each be increased by 5% for each range of permitted lot size as shown in § 370-93B.
(2)
Minimum front lot line width may be reduced to 200 feet and
the minimum lot width at the building line may be reduced to 200 feet.
(3)
Front, side, and rear yard depths may be decreased to 50 feet
except when abutting any residential district, a minimum seventy-five-foot
yard shall be maintained.
F.
Any area within any industrial cluster development or industrial
park which is not utilized for paving, parking, loading area or building
areas as prescribed by this chapter shall be set aside, provided with
and maintained permanently as a green area (with shrubs, trees, and
an all-season ground cover).
