[Amended 12-21-1994 by Ord. No. 1994-1; 3-20-1996 by Ord. No. 1996-1; 4-7-1999 by Ord. No. 1999-1; 8-1-2007 by Ord. No.
2007-03]
A.
Specific intent. The intent of this district is to
provide for office buildings on single lots and in a campus setting
with related retail and personal services shops to service the occupants
of the office buildings, and to provide for defined residential uses,
and to permit unrelated retail and personal services shops as conditional
uses.
[Amended 8-18-2010 by Ord. No. 2010-02]
B.
Use regulations. A building may be erected, altered
or used and a lot may be used or occupied for any of the following
purposes and no other:
(1)
Permitted principal uses.
(3)
(a)
Children's day care center when located in, and not exceeding more than 25% of the total floor area of, an office building. (See § 225-14D.)
(e)
Hospital and medical clinic.
(f)
Commercial recreation.
(h)
Townhouse dwelling units with a maximum of six
dwelling units per building.
(i)
Retail and personal services uses not permitted pursuant to § 225-8B(1)(c) above.
[Added 8-18-2010 by Ord. No. 2010-02[1]]
[1]
Editor’s Note: This ordinance also provided for the
renumbering of former Subsection B(3)(i) as Subsection B(3)(j).
(j)
Any other use determined to be of the same general
character as the uses permitted in this section.
C.
Height, area and bulk regulations.
(1)
The following regulations shall be observed for all
uses permitted except office campus or townhouses:
(b)
Minimum lot area and width.
[1]
A minimum lot area of 87,120 square feet.
[2]
For lots less than 130,680 square feet in area,
a lot width at the building and street line of not less than 200 feet
shall be provided.
[3]
For lots of 130,680 square feet in area and
larger, a lot width at the building line and street line of not less
than 350 feet shall be provided.
(c)
Yard regulations.
[1]
Front yard. There shall be a front yard on each
lot, the depth of which shall not be less than 100 feet.
[2]
Side yards. On each lot there shall be two side
yards, each having a width of not less than 50 feet.
[3]
Rear yard. On each lot there shall be a rear
yard, the depth of which shall be not less than 50 feet.
(2)
The following regulations shall be observed for office
campus use:
(c)
Yard regulations.
[1]
Front yard. There shall be a front yard on each
lot, the depth of which shall be not less than 100 feet.
[2]
Side yards. On each lot there shall be two side
yards, each having a width of not less than 50 feet.
[3]
Rear yard. On each lot there shall be a rear
yard, the depth of which shall be not less than 50 feet.
[4]
Building separation. No structural wall of a
building may be located within 30 feet of structural wall of another
building. Buildings may be connected by enclosed walkways.
(3)
The following regulations shall be observed for townhouse
use:
(d)
Setback regulations.
[1]
Front yard. There shall be a front yard on each
lot, the depth of which shall be not less than 50 feet, except that
adjacent to Pennsylvania State Route 113, the front yard shall extend
to the greater of 50 feet or 90 feet from the road center line.
[2]
Side yards. On each lot there shall be two side
yards, each having a width of not less than 50 feet.
[3]
Rear yard. On each lot there shall be a rear
yard, the depth of which shall be not less than 50 feet.
[4]
All buildings, open space recreation areas and
off-street parking areas shall be setback a minimum of 10 feet from
the curb of internal roads.
[5]
Building separation. No structural wall of a
building may be located within 30 feet of a structural wall of another
building, other than accessory buildings.
[6]
Recreation areas/gathering areas/playgrounds.
All areas intended for public gathering, recreation, and children's
play areas shall be set back a minimum of 200 feet from the center
line of Pennsylvania State Route 113.
[7]
Parking areas. All parking areas shall be set
back a minimum of 25 feet from any public right-of-way or adjacent
properties.
D.
Standards.
(3)
All uses other than open space recreation and commercial
recreation, when appropriate, shall be conducted within a building.
(4)
Access to and from Pennsylvania State Route 113, if
necessary, shall be limited to right turns in and right turns out.
No new left-turn movements shall be created to or from Pennsylvania
State Route 113.
(5)
The use and storage of shopping carts shall comply
with § 225-140.
(6)
Conditional use requirements for townhouse uses:
(a)
Access. Primary access shall be from a lower-order
road than Pennsylvania State Route 113 (as designated on the "Roadway
Classifications" map in the East Caln Township Comprehensive Plan)
whenever possible.
(b)
Pedestrian circulation. At the discretion of
the Board of Supervisors, pedestrian circulation facilities and connections
to adjacent development (existing or future) may be required. At a
minimum:
[1]
Pedestrian facilities should create complete
loops through proposed developments, without dead ends, and make appropriate
connections to adjacent developments.
[2]
Within proposed developments, pedestrian facilities
should be given precedence over traffic circulation, with appropriate
design features to assure pedestrian right-of-way at road and driveway
crossings.
[Amended 12-21-1994 by Ord. No. 1994-1; 3-20-1996
by Ord. No. 1996-1; 10-21-1998 by Ord. No. 1998-7; 4-7-1999 by Ord.
No. 1999-1; 11-3-1999 by Ord. No. 1999-7; 2-20-2002 by Ord. No. 2002-2;
11-20-2002 by Ord. No. 2002-04; 2-19-2003 by Ord. No. 2003-03]
A.
Specific intent. The intent of this district is to
provide for office building and hotel/motels on single lots and under
the provisions of condition use retail and personal service shops
and restaurants when located within the office or hotel building.
B.
Use regulations. A building may be erected, altered
or used and a lot may be used or occupied for any of the following
purposes and no other:
(1)
(3)
(a)
Retail and personal service shops and restaurants
or other places serving food and beverage when located within an office
or hotel building.
(b)
Children's day care center when located in and not exceeding more than 25% of the total floor area of an office building. (See § 225-14D.)
(f)
Hospital and medical clinic.
(g)
Community center.
(h)
Mixed Town Use consisting of a combination of small and large retail and multi-family apartment uses in accordance with the requirements set forth in § 225-9E. The small retail use component of the Mixed Town Use shall not exceed more than two pad sites, neither of which shall exceed 7,000 square feet of floor area. Each individual use shall be contained within separate lots which shall collectively comprise the Mixed Town Use.
(i)
Any other use determined by the Board of Supervisors
to be of the same general character as the uses permitted in this
section.
C.
Height, area and bulk regulations. The following regulations
shall be observed for all uses:
(2)
Minimum lot area and width.
(a)
A minimum lot area of 87,120 square feet shall
be provided.
(b)
For lots less than 130,680 square feet in area,
a lot width at the building and street line of not less than 200 feet
shall be provided.
(c)
For lots of 130,680 square feet in area and
larger, a lot width at the building line and street line of not less
than 350 feet shall be provided.
(3)
Yard regulations.
(a)
Front yard. There shall be a front yard on each
lot, the depth of which shall be not less than 100 feet.
(b)
Side yards. On each lot there shall be two side
yards, each having a width of not less than 50 feet.
(c)
Rear yard. On each lot there shall be a rear
yard, the depth of which shall be not less than 50 feet.
(d)
Building separation. No structural wall of a
building may be located within 30 feet of structural wall of another
building on the same lot. Buildings on the same lot may be connected
by enclosed walkways.
D.
Standards. The following regulations shall be observed
in this district:
E.
Mixed Town Use. The following standards and criteria shall govern the design and review procedures for Mixed Town Use for which conditional use approval is sought in accordance with Subsection B(3)(h). These standards shall apply in lieu of Subsections B and C. In the event of a conflict between these standards and criteria and those contained in the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] these standards and criteria shall control.
(1)
General regulations. The Mixed Town Use shall comply with the general regulations for shopping center development; dwelling, condominium; and/or dwelling, multi-family apartment general regulations as set forth in § 225-12E(1) of this article.
(2)
Area and bulk and parking requirements. The following
area and bulk requirements shall govern development of a Mixed Town
Use and shall be in lieu of those set forth in subsection:
(d)
Maximum impervious coverage. The maximum impervious
coverage for the tract's total lot area encompassing all uses shall
be not more than 65%. The maximum impervious coverage for any separate
lot containing an individual use may exceed this number provided the
total amount for all the separate lots does not exceed 65% of the
tract's total lot area.
(e)
Minimum building setbacks. The minimum building
setbacks for each individual use shall be as follows:
|
Small Retail
|
Large Retail
|
Apartment
| ||
|---|---|---|---|---|
|
Minimum front yard building setback
|
50 feet
|
500 feet
|
20 feet
| |
|
Minimum side yard building setback
|
25 feet
|
50 feet
|
20 feet
| |
|
Minimum rear yard building setback
|
25 feet
|
100 feet
|
20 feet
| |
|
Minimum building setback for accessory structures
|
3 feet
|
3 feet
|
3 feet
| |
|
Minimum building setback from interior street
|
0
|
0
|
10 feet
| |
|
Minimum building setback from abutting property
|
25 feet
|
50 feet
|
75 feet
| |
|
Minimum paving area setback from right-of-way
|
5 feet
|
5 feet
|
5 feet
| |
|
Minimum paving areas setback from abutting property
excluding access drives to abutting tracts
|
5 feet
|
5 feet
|
3 feet
|
(f)
Minimum interior parking and circulation landscaping.
A minimum of 10% of the surface area of the internal parking areas
and circulation lanes for the entire tract shall be devoted to interior
parking lot landscaping.
(g)
Maximum building height. The maximum building
height shall be 55 feet.
(h)
Minimum distance between buildings. (For the
purpose of this section all structures connected by common roof lines
or common walls shall be considered as one building.) No structural
wall of a building may be located within 25 feet of a structural wall
of another building and within nine feet of accessory structures.
(i)
Minimum landscape area: 15% of the gross development
tract. The minimum area shall not include basins and all other facilities
necessary for storm water management.
(j)
Parking. The minimum parking required for each
individual use shall be as follows:
[1]
Small retail:
[a]
Retail store: four spaces/1,000
square feet GFA.
[b]
Banks, savings and loans, credit
unions and/or other financial offices: four spaces/1,000 square feet
GFA.
[c]
Restaurant: one space for every
two seats
[d]
Day care center: one space/employee
and one space/10 individuals registered to receive care.
[2]
Large retail: four spaces/1,000 square feet
GFA. No less than 40% of the parking spaces shall be 10 feet by 20
feet in size; the remainder may be nine feet by 20 feet in size. The
parking spaces closest to the store shall be 10 feet by 20 feet.
[3]
Apartment: 2.5 spaces per unit subject to the
Board of Supervisor's discretion to reduce the number of spaces to
no less than 1.7 provided there is additional parking within 500 feet,
adequate to satisfy the 2.5 spaces per unit and provided cross easements
are recorded in a form acceptable to the Township Solicitor.
(3)
Parking and traffic circulation regulations. The Mixed Town Use shall comply with the parking and traffic circulation regulations for shopping center district, dwelling, condominium and/or dwelling, multi-family apartment as set forth in § 225-12E(5) of this article except that Subsection E(2)(i) shall apply in lieu of § 225-12E(5)(c) and Subsection E(2)(f) shall apply in lieu of § 225-12E(5)(a).
(4)
Design standards. The Mixed Town Use shall comply with the design standard regulations for shopping center district, dwelling, condominium and/or dwelling, multi-family apartment as set forth in § 225-12E(6) of this article except that the following regulations shall apply to large retail and/or apartment use in lieu of § 225-12E(6)(c)[1] and § 225-26H:
(a)
Large retail signs.
[1]
For store sizes 100,000 square feet and larger,
the total sign length shall be calculated by multiplying the number
of letters in the name of the occupant of the store by six feet provided
that the maximum length of the signage band does not exceed 40% of
the store width. The maximum height of the signage band shall be six
feet per line of copy which is a part of the tenant's standard logo.
[2]
Public information or directional signs shall be permitted in addition to the building mounted sign(s) permitted provided the total sign area for all public informational or directional signs shall be included in and shall not exceed the calculations permitted for building mounted signs in accordance with the requirements set forth above in Subsection E(4)(a)[1].
(b)
Apartment unit signs.
[1]
One residential sign for the apartment use shall
be permitted for each access point into the Mixed Town Use development
and an additional one residential sign shall be permitted within the
interior of the Mixed Town Use development.
[2]
The maximum area of an apartment sign shall
not exceed 100 square feet.
[3]
The maximum height of an apartment sign shall
not exceed 10 feet.
(5)
Review criteria. The Mixed Town Use shall comply with the review criteria regulations for shopping center district; dwelling; condominium and/or dwelling, multi-family apartment as set forth in § 225-12E(7) of this article.
(6)
Standards. The Mixed Town Use shall observe the following
regulations except to the extent that they are inconsistent with the
requirements of this subsection in which case the requirements of
this subsection shall control:
(b)
Off-street loading regulations of § 225-18 except that § 225-18G shall be modified as follows: Truck turning circles may be located within 25 feet of a residential property line provided that the loading facilities are not within 25 feet of a residential property line and sufficient screening is provided;
[Amended 12-21-1994 by Ord. No. 1994-1; 3-1-1995
by Ord. No. 1995-2; 3-20-1996 by Ord. No. 1996-1; 11-5-1997 by Ord.
No. 1997-5; 4-7-1999 by Ord. No. 1999-1]
A.
Specific intent. The intent of this district is to
provide suitable location for businesses that rely on a regional market
area and need vehicular access to the interchange of Rt. 30. The large
minimum lot size encourages large uses or an integration of smaller
uses.
B.
Use regulations. A building may be erected, altered
or used and a lot may be used or occupied for any of the following
purposes and no other:
(1)
(3)
(c)
Retail and personal service shops and restaurants
or other place serving food and beverage when located in, and not
exceeding more than 33% of the total floor area of, an office or hotel
building.
(d)
Children's day care center when located in and not exceeding more than 25% of the total floor area of an office building. (See § 225-14D.)
(h)
Hospital and medical clinic.
(i)
Any other use determined to be of the same general
character as the uses permitted in this section.
(j)
Tower-based wireless communications facility. (See § 225-14U.)
[Added 7-20-2016 by Ord.
No. 2016-03]
(k)
Townhouse dwelling units with a maximum of six dwelling units per
building.
[Added 4-21-2021 by Ord. No. 2021-01]
C.
Height, area and bulk regulations. The following regulations
shall be observed for all uses permitted except corporate campus development
and major retail development:
(2)
Minimum lot area and width.
(a)
A minimum lot area of 87,120 square feet shall
be provided.
(b)
For lots less than 130,680 square feet in area,
a lot width at the building and street line of not less than 200 feet
shall be provided.
(c)
For lots of 130,680 square feet in area and
larger, a lot width at the building line and street line of not less
than 350 feet shall be provided.
(3)
Yard regulations.
(a)
Front yard. There shall be a front yard on each
lot, the depth of which shall be not less than 100 feet.
(b)
Side yards. On each lot there shall be two side
yards, each having a width of not less than 50 feet.
(c)
Rear yard. On each lot there shall be a rear
yard, the depth of which shall be not less than 50 feet.
(d)
Building separation. No structural wall of a
building may be located within 30 feet of structural wall of another
building on the same lot. Buildings on the same lot may be connected
by enclosed walkways.
D.
Standards. The following regulations shall be observed
in this district:
E.
Corporate campus development regulations. The following standards and criteria shall govern the design and review procedures for corporate campus development (CCD) for which conditional use approval is sought in accordance with § 225-10B(3)(a) and § 225-35. Other standards and criteria within this chapter shall not be applicable to CCD.
(1)
General regulations. The following requirements shall
apply to any CCD proposed for development pursuant to this chapter:
(a)
Ownership. The tract of land to be developed
shall be in one ownership, or shall be subject of an application filed
jointly by the owners of the entire tract, and shall be under unified
control. If ownership of the entire tract is held by more than one
person or entity, the application shall identify and be filed on behalf
of all the said owners. Approval of the plan shall be conditioned
upon agreement by the applicant or applicants that the tract shall
be developed under a single management entity with the power and obligation
pursuant to recorded covenants in a form acceptable to the Township
Solicitor to comply with any conditions to approval of the development
and in accordance with the approved plan. If ownership of all or any
portion of the tract changes following approval of the plan, no site
preparation or construction by such new owner or owners shall be permitted
unless and until such owner or owners shall review the terms and obligation
of the approved plan and agree in writing to be bound thereby with
respect to development of the tract.
(b)
Sewer and water facilities. The tract of land shall be served by water and sanitary sewer facilities deemed acceptable by the Board of Supervisors, upon recommendation of the Township Engineer. Such facilities shall be designed and constructed in compliance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] and the regulations and standards of the supplier of the said services including any revisions thereto promulgated by the said supplier to conform to the requirements of the development. In the event of conflict, the regulations of the said supplier shall control.
(c)
Development plan. The CCD shall be the subject
of an application for conditional use approval which shall be accompanied
by a plan or plans showing the size and location of all proposed structure(s)
and/or use(s), location of the required landscaped areas, all proposed
facilities including access driveways and parking areas and any other
nondevelopmental uses of the tract. The plan shall cover the entire
tract regardless of any intended phasing of development.
(d)
Development agreement. The development of a
tract carried out in either a single phase or in stages shall be executed
in accordance with a development agreement. The owner, developer and
Township shall enter into said agreement embodying all details regarding
compliance with this chapter to assure the binding nature thereof
on the overall tract and its development, which agreement shall be
recorded with the final development plan.
(e)
Stormwater management plan. The control of erosion and sediment during construction, and the ongoing management of stormwater on the tract, shall be accomplished in accordance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] provided that the proposed plan for the control of erosion and sedimentation may be submitted as a component of the final land development plan for the associated phase or stage or construction.
(f)
Covenant and restrictions. The language, terms
and conditions of any proposed covenants or restrictions proposed
by the developer in order to protect the public interest shall be
subject to the approval of the Board of Supervisors on the review
and recommendation by the Township Solicitor.
(2)
Permitted principal uses. The following principal
uses may be included in an approved CCD:
(a)
Offices (business and professional).
(b)
Banks and similar financial institutions including
drive-through window service.
(c)
Restaurants and other places serving food and
beverage but not including drive-through window service.
(e)
Personal service shops.
(g)
Research, testing or experimental facility for
scientific or engineering purposes provided that production facilities
shall not be permitted.
(3)
Height, area and bulk regulations. The following area
and bulk regulations shall govern development of a CCD for which conditional
use approval is sought:
(a)
Minimum gross development tract size: 125 acres
with a street frontage of 500 feet on a street and/or highway designated
as an arterial street and highway in the East Caln Township comprehensive
plan.
(b)
Maximum building height. For any structure:
70 feet, but no exceeding six stories. For each foot in height above
35 feet there shall be an additional three feet to the requirements
for the depth of the front yard and an additional two feet for each
side yard.
(c)
Maximum lot coverage: 55% of the adjusted square
footage of the development plan tract.
(d)
Minimum landscaped area: 45% of the total tract
area. This minimum area may include basins and all other pervious
facilities necessary for stormwater management.
(e)
Minimum building setback.
[1]
From the right-of-way lines of public streets:
100 feet.
[2]
From curb line of interior circulation streets:
70 feet.
[3]
From an abutting property not a part of the
development plant tract, the use or zoning of which is residential
or institutional: 100 feet.
[4]
From an abutting property not a part of the
development plan tract, the use or zoning of commercial or industrial:
70 feet.
(f)
Minimum setbacks for parking lots and interior
circulation streets.
(4)
Parking and traffic circulation regulations. The following
parking and circulation requirements shall be applicable to any CCD
for which conditional use approval is sought:
(a)
For purposes of traffic channelization, definition of parking areas, reduction of visual monotony and the provision of amenities, an area equivalent, at minimum, to 10% of the private internal surface parking areas and circulation lanes shall be devoted to interior parking lot landscaping which landscaping shall be included in the minimum specified in § 225-10E(3)(d). The locations of the landscaping areas shall, in general, be dispersed to the degree necessary to fulfill the above objectives.
(b)
All access from a parking area shall be designed
so that motor vehicles leaving the parking areas will enter a road
or interior circulation street traveling in a forward direction.
(c)
The minimum number of parking spaces to be provided shall comply with the requirements of § 225-19B.
(d)
Vehicular access to a parking area shall not
be directly from an abutting public street.
(e)
Parking areas for each building shall be designed
to be clearly identifiable and visually separate from another building's
parking area, and shall have a clear relationship to over traffic
flow patterns of the tract, yet shall be situated and designed so
as to optimize the potential for dual use to serve the occasional
and exceptional parking needs of other buildings.
(f)
Should any buildings be added to the CCD at
any time after initial development is completed, adjustments to the
parking area shall be made to comply with the requirements of this
section.
(g)
A reduction of up to 25% of the parking space requirements may be permitted, provided that sufficient land is reserved and properly identified as such to meet the full requirements of this chapter. The space reserved may not be included in the calculations for compliance with § 225-10E(3)(d).
(h)
Parking space dimensions and design requirements.
[2]
Up to 1/5 of the required number of parking
spaces in any parking lot may be compact car spaces. All such spaces
shall be clearly marked.
[3]
Parking spaces may consist of enclosed areas
such as basements, attached or detached garages or open space parking
areas, including deck and roof parking areas.
[4]
Parking for the physically disabled shall be
provided convenient to all principal building entrances and such parking
spaces shall be 20 feet by 12 feet.
[5]
Adequate ingress and egress to the parking and
to parking bays by means of clearly defined drives and circulation
and maneuver lanes shall be provided for all vehicles.
[6]
Parking lots shall be graded to provide for
drainage. Inlets and storm sewers shall be provided to discharge stormwater
in accordance with a plan to be approved by the Township.
[7]
A program of parking area maintenance, including
regular sweeping operations, shall be conducted by the tract management
under terms described in the pertinent lease(s) or other instrument
and provided to the Board of Supervisors.
(5)
Design standards.
(b)
Architecture.
[1]
Architectural components of the CCD shall be
distinctive yet harmonious.
[2]
When requested by the Board, rendered architectural
elevation and perspective drawings, providing a clear perspective
of the relationship of the proposed development to the site and its
visual impact on adjacent properties, shall be submitted as part of
the conditional use application.
(d)
Outdoor display and storage. All uses, except
parking lots, shall be completely enclosed with a building.
(f)
Fire lane easements.
[1]
Any use located more than 600 feet from a street
shall provide a duly dedicated fire lane easement to within 150 feet
of said use.
[2]
Fire lane easements shall extend from existing
and improved public streets and shall have a minimum unobstructed
right-of-way width of 30 feet within which there shall be constructed
an all weather paved and well drained cartway not less than 20 feet
wide.
[3]
Fire lane easements which curve from or change
directions shall have a minimum radius of 55 feet and those containing
reverse curves shall have a minimum centerline tangent length of 50
feet between curves.
[4]
Dead end fire lane easements shall not exceed
400 feet in length and shall be terminated with an unobstructed vehicular
turnaround or cul-de-sac with a minimum surface radius of 35 feet.
(6)
Review criteria. When reviewing a conditional use
application for a CCD the following shall be included in the consideration:
(a)
Appropriate mix of uses. Plans for only one
of the uses permitted should be discouraged.
(b)
Coordination of vehicle and pedestrian traffic
between the proposed uses.
(c)
Protection of the character and the social stability
of the surrounding neighborhood.
(d)
Proper development of the required open space.
(e)
Preservation and protection of natural resources
and environmentally sensitive lands.
(f)
Capacity of existing infrastructure to provide
necessary services.
F.
Major retail development regulations. The following standards and criteria shall govern the design and review procedures for major retail development (MRD) for which conditional use approval is sought in accordance with § 225-10B(3). Other standards and criteria within this chapter shall not be applicable to MRD unless herein provided. In the event of a conflict between these standards and criteria and those contained in the East Caln Township Subdivision and Land Development Ordinance [Chapter 185], these standards and criteria shall control.
(1)
General regulations. The following requirements shall
apply to any MRD proposed for development pursuant to this chapter:
(a)
Ownership. The tract of land to be developed
shall be in one ownership, or shall be the subject of one application
filed jointly by the owners of the entire tract, and shall be under
unified control. If ownership of the entire tract is held by more
than one person entity, the application shall identify, be signed
by and be filed on behalf of all the said owners. Approval of the
application and accompanying plan shall be conditioned upon written
agreement by the applicant or applicants that the tract shall be developed
under a single management entity with the power and obligation pursuant
to recorded covenants in a form acceptable to the Township Solicitor
to comply with any conditions to approval of the application and in
accordance with the approved plan. If ownership of all or any portion
of the tract changes following approval of the application and plan,
no site preparation or construction by such new owner or owners shall
be permitted unless and until such owner or owners shall review the
terms and obligations of approval and agree in writing to be bound
thereby with respect to development of the tract.
(b)
Sewer and water facilities. The tract of land shall be served by water and sanitary sewer facilities acceptable to the Board of Supervisors, upon the recommendation of the Township Engineer. Such facilities shall be designed and constructed in compliance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] and the regulations and standards of the supplier of the said services including any revisions thereto promulgated by the said supplier to conform to the requirements of the development.
(c)
Development plan. The MRD shall be the subject
of an application for conditional use approval which shall be accompanied
by a plan or plans ("development plans") showing the size and location
of all proposed structure(s) and/or use(s), location of the required
landscaped areas, all proposed facilities including access driveways
and parking areas and any other nondevelopmental uses of the tract.
The development plan shall cover the entire tract, regardless of any
intended phasing of development. Accompanying the development plan
shall be rendered architectural elevations and perspective drawings,
providing a clear perspective of the relationship of the proposed
development to the site and its visual impact on adjacent properties,
and a written site concept design criteria document in which the applicant
shall present proposals for:
(d)
Development agreement. The development of a
tract carried out in either a single phase or in stages shall be executed
in accordance with a development agreement. The owner, developer,
Township and, where applicable, lender, shall enter into said agreement
embodying all details regarding compliance with this chapter to assure
the binding nature thereof on the overall tract and its development,
which agreement shall be recorded with and be a condition of approval
of the final land development plan.
(e)
Stormwater management plan. The control of erosion and sediment during construction, and the ongoing management of stormwater on the tract, shall be accomplished in accordance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185]; provided that the proposed plan for the control of erosion and sedimentation may be submitted as a component of the final land development plan for the associated phase or stage of construction.
(f)
Covenant and restrictions. The language, terms
and conditions of any proposed covenants or restrictions proposed
by the developer shall be subject to the approval of the Board of
Supervisors upon recommendation of the Township Solicitor. Additional
covenants and restrictions may be required by the Board of Supervisors.
(2)
Permitted principal uses. The following principal
uses may be included in an approved MRD:
(a)
Retail stores.
(b)
Banks and financial institutions.
(c)
Administrative office building provided the
total building area does not exceed 5% of the total building area
of the tract.
(d)
Restaurants without drive-through and/or curbside
service.
(e)
Theaters.
(f)
Fire and/or emergency medical stations.
(g)
Community centers.
(h)
Outdoor recreation.
(3)
Height, area and bulk regulations. The following are
and bulk regulations shall govern development of a MRD for which conditional
use approval is sought:
(a)
Minimum gross development tract size: 125 acres
with a street frontage of 500 feet on East Lancaster Avenue (Business
Rt. 30). A minimum of 60% of the gross development tract size shall
be dedicated and deed restricted to active recreation or open space
either privately owned and operated or dedicated to the Township.
(b)
Maximum building height. For any structure:
50 feet. For each foot in height above 35 feet there shall be an additional
three feet added to the requirements of any perimeter setback requirement.
(c)
Maximum impervious lot coverage: 35% of the
gross development tract.
(d)
Minimum landscaped area. Of the area not set
aside for open space or active recreation, a minimum of 10%. The minimum
area may include basins and all other pervious facilities necessary
for stormwater management to the extent that same is approved as part
of the development plan.
(e)
Minimum building setback.
[1]
From the right-of-way lines of public streets:
100 feet for a building with a footprint of more than 10,000 square
feet and 40 feet for a building with a footprint of 10,000 square
feet or less.
[2]
From curb line of interior circulation streets:
six feet.
[3]
From an abutting property not a part of the
development plan tract, the zoning of which is commercial or industrial:
70 feet.
(f)
(g)
Minimum distance between buildings or building
groups. (All structures connected by common roof lines shall be considered
as one building.) No structural wall of a building may be located
within 25 feet of a structural wall of another building.
(4)
Parking and traffic circulation regulations. The following
parking and circulation requirements shall be applicable to any MRD
for which conditional use approval is sought:
(a)
For purposes of traffic channelization, definition of parking areas, reduction of visual monotony and the provision of amenities, an area equivalent, at minimum, to 5% of the private internal surface parking areas and circulation lanes shall be devoted to interior parking lot landscaping which landscaping shall be included in the minimum specified in § 225-10F(3)(d) in general, be dispersed to the degree necessary to fulfill the above objectives.
(b)
All egress from a parking area shall be designed
so that motor vehicles leaving the parking areas will enter a road
or interior circulation street traveling in a forward direction.
(c)
The minimum number of parking spaces to be provided shall comply with the requirements of § 225-19C.
(d)
Vehicular access to a parking area shall not
be directly from an abutting public street.
(e)
Parking areas shall be situated and designed
so as to optimize the potential to serve the parking needs of more
than one building.
(f)
Should any buildings be added to the MRD at
any time after initial development is completed, adjustments to the
parking area shall be made to comply with the requirements of this
section.
(g)
A reduction of up to 25% of the parking space requirement may be permitted, provided that sufficient land is reserved and properly identified as such to meet the full requirements of this chapter. The space reserved may not be included in the calculations for compliance with § 225-10F(3)(d).
(h)
All service areas shall be isolated from main
public circulation drives and screened from public view.
(i)
Parking space dimensions and design requirements.
[1]
The minimum dimension for a parking space shall
be nine feet by 18 feet. However, where required for safety reasons,
the Board of Supervisors may require spaces of 10 feet by 20 feet
in designated areas of the parking lot. In all cases there shall be
a driveway of at least 24 feet in width between parking rows.
[2]
Parking spaces may be located in of enclosed
areas such as basements, attached or detached garages or in open space
parking areas, including deck and roof parking areas.
[3]
Adequate ingress and egress to the parking area
and parking spaces shall be provided by means of clearly defined drives,
circulation and maneuver lanes.
[4]
A program of parking area maintenance, including
regular sweeping operations, shall be conducted by the tract management
under terms described in the pertinent lease(s) or other instrument
and provided to the Board of Supervisors.
(5)
Design standards.
(a)
Landscaping. Shall comply with the requirements of § 225-17A. Street furniture, lighting standards, signs and other accessory items installed as part of a MRD shall be included on the landscape plan and shall be of compatible materials, scale and design.
(b)
Architecture. Architectural components of the
MRD shall be distinctive yet harmonious with the character of the
Township.
(c)
Signs. Signage shall be in accordance with § 225-26 of this chapter, except as modified herein.
[1]
Building mounted signs.
[a]
One building mounted sign shall
be permitted for each storefront and shall be located within a signage
band located over the store entrance. At the discretion of the Board
of Supervisors a freestanding building within the MRD may have up
to one signage band and building mounted sign on each side of the
building.
[b]
Only one single line of copy shall
be permitted, except where a second line is part the tenant's standard
logo. Such sign shall consist of individual channel letters with a
minimum depth of five inches mounted directly to the face of the building.
[c]
The total maximum area of the signage
band shall be calculated as follows:
[i]
For store sizes 40,000 square feet
and larger, the maximum height of the signage band shall be six feet.
[ii]
For store sizes 20,000 square
feet to 39,999 square feet, the maximum height of the signage band
shall be four feet.
[iii]
For store sizes 19,999 square
feet and smaller, the maximum height of the signage band shall be
two feet.
[iv]
The maximum length of any signage
band shall be 30 feet or 40% of the store width, whichever is smaller.
[d]
Each sign shall contain a maximum
of four colors. The color of signs shall be red, green, yellow, blue,
orange, black, or white. Only one shade of each color selected, based
on the Pantone matching system, shall be used. All colors depicted
within an officially, trademarked logo shall not be included in determining
the maximum number of colors. Proper credentials verifying the colors
within a particular trademark to be included on a sign shall be submitted
to the Zoning Officer with the application for a sign permit.
[Amended 10-3-2012 by Ord. No. 2012-06]
[e]
A pedestrian concourse sign shall
be permitted to be erected and maintained by the owner of a major
retail development (MRD) in accordance with the following:
[Amended 1-18-2012 by Ord. No. 2012-01]
[i]
The sign shall be rectangular in drape and limited in size to
three feet wide by 1 1/2 feet high and shall be oriented perpendicular
to the face of the building.
[ii]
Each sign shall be limited to the identification of the occupant
of the premises, and no premises may have more than one sign.
[iii]
The sign shall be located at the main entrance
to the store, unless otherwise approved by the Board of Supervisors.
[iv]
Each sign must be no less than eight feet above the surface
of the concourse walkway, measured to the lowest point of the sign.
[v]
If a pedestrian concourse sign is to be illuminated, it shall
not be illuminated from an external light source.
[vi]
Illuminated pedestrian concourse signs shall only be illuminated
during business hours of operation.
[vii]
The property owner shall be responsible for maintenance
of such signs and shall ensure that all such signs are uniform in
size, shape, style, and design.
[f]
Floodlight illumination, exposed
neon tubing, exposed lamps and signs of a flashing, blinking, flickering,
moving or animated nature shall not be permitted.
[g]
One exterior nonilluminated rear
entrance sign of two square feet or less is permitted.
[2]
Freestanding signs.
[a]
One freestanding sign shall be
permitted along the frontage of each public road.
[b]
The design, size and location of
any proposed freestanding sign(s) shall be included with the conditional
use application. The Board of Supervisors shall consider the appropriateness
of the sign in their decision on the application.
(d)
Outdoor display and storage. All uses shall
be completely enclosed within a building or enclosed by either walls
or opaque fencing designed to be architecturally compatible with the
building.
(e)
Lighting. Shall comply with the requirements of § 225-17E, except that light standards may be located on raised concrete pedestals within the paved area of the parking lot.
(f)
Refuse removal. Refuse containers shall be shielded
from the view of the general public and shall be so located that the
removal or unloading of the containers will not interfere with traffic
circulation or parking. Shielding shall be constructed of the same
material as the exterior of the building.
(g)
Walkways and public transportation stops. Pedestrian
walkways shall be provided between the uses on the tract. When public
transportation is available, sheltered structures shall be provided
at the designated stops.
(h)
Fire lane easements.
[1]
Any use located more than 600 feet from a public
street shall provide a duly dedicated fire lane easement to within
150 feet of said use.
[2]
Fire lane easements shall extend from existing
public streets and shall have a minimum unobstructed right-of-way
width of 30 feet within which there shall be constructed an all weather
paved and well drained cartway not less than 20 feet wide.
[3]
Fire lane easements which curve from or change
directions shall have a minimum radius of 55 feet and those containing
reverse curves shall have a minimum centerline tangent length of 50
feet between curves.
[4]
Dead end fire lane easements shall not exceed
400 feet in length and shall be terminated with an unobstructed vehicular
turn around or cul-de-sac with a minimum surface radius of 35 feet.
(6)
Review criteria. When reviewing a conditional use
application for a MRD the following shall be included with all other
relevant considerations:
(a)
Appropriate mix of uses. Plans providing only
one of the uses permitted shall be denied.
(b)
Coordination of vehicle and pedestrian traffic
between the proposed uses.
(c)
Protection of the character and the social and
business stability of the surrounding neighborhood.
(d)
Proper development of the required open space.
(e)
Preservation and protection of natural resources
and environmentally sensitive lands.
(f)
Capacity of existing infrastructure to provide
necessary services.
G.
Requirements for townhouse dwelling units. The following standards and criteria shall govern the design for townhouse dwelling use for which conditional use approval is sought in accordance with § 225-10B(3). The standards and criteria found at § 225-10C and D(4) through (5) shall not be applicable to townhouse dwelling units unless herein provided.
[Added 4-21-2021 by Ord. No. 2021-01]
(1)
General regulations. Townhouse dwelling units shall be permitted
by conditional use only on lots that meet all of the following requirements:
(a)
The lot shall have a minimum gross lot area of five acres;
(b)
The lot shall be located 1.5 miles or less from a commuter train
station;
(c)
The lot shall be served by public water and public sewer; and
(d)
A multimodal trail connection must be located at or near the
proposed townhouse dwelling units.
(2)
Area and bulk regulations. The following area and bulk regulations
shall govern the development of townhouse dwelling units:
(a)
Maximum density. The maximum density shall be 7.5 dwelling units for each acre computed under the regulations of § 225-15G of this chapter. Areas comprised of manmade steeps slopes as determined by the Township Engineer shall be counted for purposes of determining acreage.
(b)
Minimum lot width at the building and street line: 500 feet.
(c)
Setback regulations.
[1]
Front yard. There shall be a front yard on each lot, the depth
of which shall not be less than 50 feet.
[2]
Side yards. On each lot there shall be two side yards, each
having a width of not less than 25 feet.
[3]
Rear yards. There shall be a rear yard on each lot, the depth
of which shall not be less than 50 feet.
[4]
Minimum building setback from existing street: 25 feet from
existing right-of-way.
[5]
Building separation. No structural wall of a building may be
located within 30 feet of a structural wall of another building on
the same lot.
(d)
Building coverage. The maximum total building coverage shall
be 25% of the gross lot area.
(e)
Lot coverage. The maximum total impervious coverage shall be
45% of gross lot area.
(g)
Maximum building length: 180 feet.
(h)
Townhouse dwelling units may be subdivided, leased, purchased,
sold, mortgaged and developed as zero-lot-line units without meeting
the area and bulk requirements for townhouse development for each
individual zero-lot-line unit.
(i)
Trail connection. A minimum of 10 linear feet of multimodal
trail shall be provided for every townhouse dwelling unit. Trails
shall be located on the same parcel or near the townhouse dwelling
units.
(3)
Conditional use. In approving a conditional use application, the
Board of Supervisors may, at its sole discretion, attach such conditions
to its approval as it deems necessary to further the purposes of this
chapter. Such conditions may include, but need not be limited to:
(a)
Modification to the applicable design standards;
(b)
Modifications to the applicable area and bulk requirements;
(c)
Modifications to the off-street parking requirements; and
(d)
Modifications to the open space and recreation requirements,
including acceptance of a fee in lieu of required open space or recreation
areas. Such fees shall be calculated consistently with the Subdivision
and Land Development Ordinance provisions.
[Amended 12-21-1994 by Ord. No. 1994-1; 3-20-1996
by Ord. No. 1996-1]
A.
Specific intent. The intent of this district is to
provide for retail centers to serve the neighborhoods in which they
are located.
B.
Use regulations. A building may be erected, altered
or used and a lot may be used or occupied for any of the following
purposes and no other:
C.
Height, area and bulk regulations. The following regulations
shall be observed for all uses permitted in this district:
(2)
Minimum lot area and width.
(a)
A minimum lot area of 87,120 square feet shall
be provided for each building.
(b)
For lots less than 130,680 square feet in area,
a lot width at the building and street line of not less than 200 feet
shall be provided.
(c)
For lots of 130,680 square feet in area and
larger, a lot width at the building line and street line of not less
than 350 feet shall be provided.
(3)
Yard regulations.
(a)
Front yard. There shall be a front yard on each
lot, the depth of which shall be not less than 100 feet.
(b)
Side yards. One each lot there shall be two
side yards, each having a width of no less than 50 feet.
(c)
Rear yard. One each lot there shall be a rear
yard, the depth of which shall be not less than 50 feet.
[Added 2-20-2002 by Ord. No. 2002-2]
A.
Specific intent. The intent of this district is to provide suitable
location for offices and commercial businesses and as a conditional
use shopping centers, townhouses and multifamily apartments.
[Amended 4-5-2017 by Ord.
No. 2017-03]
B.
Use regulations. A building may be erected, altered
or used and a lot may be used or occupied for any of the following
purposes and no other:
(1)
Permitted principal uses.
(a)
Business and/or professional offices.
(b)
Banks, savings and loan, credit unions and/or
other financial offices.
(c)
Government offices.
(d)
Retail store.
(e)
Restaurant.
(i)
Any other use determined by the Board of Supervisors
to be of the same general character as the permitted principal uses
above.
(2)
Conditional uses. (Subject to the provisions of § 225-35.)
(b)
Dwelling, condominium and/or dwelling, multifamily apartment. (Subject to the provisions of Subsection E below.)
(c)
Independent living facility.
[Added 12-7-2011 by Ord. No. 2011-07]
(e)
Tower-based wireless communications facility. (See § 225-14U.)
[Added 7-20-2016 by Ord.
No. 2016-03]
(f)
Townhouse dwelling units with a maximum of six dwelling units
per building. For townhouse development, townhouse dwelling units
may be subdivided, leased, purchased, sold, mortgaged and developed
as zero-lot-line units without meeting the area and bulk requirements
for townhouse development for each individual zero-lot-line unit;
provided, however that the townhouse development tract as whole shall
comply with the applicable area and bulk standards of the OC-5 District.
[Added 4-5-2017 by Ord.
No. 2017-03]
C.
Height, area and bulk regulations. The following regulations shall
be observed for all permitted principal uses, independent living facility
use, hotel and motel use, and townhouse use:
[Amended 11-5-2014 by Ord. No. 2014-03; 4-5-2017 by Ord. No. 2017-03]
(1)
Maximum height.
(a)
For any structure except hotel: 35 feet, but
not to exceed three stories.
(b)
For any hotel: 45 feet, but not to exceed four
stories; provided parapets and roof structures may exceed the building
height by not more than 15 feet if approved by the Board of Supervisors
at the time of conditional use approval.
(c)
Accessory structures shall not exceed 12 feet.
(2)
Minimum lot area and width.
(a)
A minimum lot are of 87,120 square feet shall
be provided.
(b)
For lots less than 130,680 square feet in area,
a lot width at the building line and street line of not less than
200 feet shall be provided.
(c)
For lots of 130,680 square feet or larger in
area, a lot width at the building line and street line of not less
than 350 feet shall be provided.
(d)
For townhouse development, a minimum gross tract area of five acres shall be provided. A lot width of 200 feet at the street line shall be provided, which shall apply to the development tract as a whole. The requirements of § 225-12C(2)(a) through (c) shall not apply to townhouse development.
[Added 4-5-2017 by Ord.
No. 2017-03]
(3)
Yard regulations.
(a)
Front yard. There shall be a front yard on each
lot, the depth of which shall not be less than 100 feet.
(b)
Side yards. On each lot there shall be two side
yards, each having a width of not less than 50 feet.
(c)
Rear yard. On each lot there shall be a rear
yard, the depth of which shall not be less than 50 feet.
(d)
Building separation. No structural wall of a
building shall be located within 30 feet of the structural wall of
another building on the same lot. Buildings on the same lot may be
connected by enclosed walkways.
(e)
For townhouse development, the front, side and rear yard requirements
shall apply to the development tract as a whole rather than to individual
dwelling units. Separate townhouse buildings containing multiple dwelling
units may not be connected by enclosed walkways.
[Added 4-5-2017 by Ord.
No. 2017-03]
(4)
Lot coverage.
(a)
The maximum total impervious coverage shall
be 50% of the total adjusted square footage of the lot.
(b)
For townhouse development, the maximum total impervious coverage shall be 50% of the gross tract area and the lot coverage requirement of § 225-12C(4)(a) shall not apply.
[Added 4-5-2017 by Ord.
No. 2017-03]
D.
E.
Shopping center development; dwelling, condominium; and/or dwelling, multifamily apartment regulations. The following standards and criteria shall govern the design and review procedures for shopping center development (SCD), dwelling, condominium (DC) and/or dwelling, multifamily apartment (DMFA) for which conditional use approval is sought in accordance with § 225-12B(2). Inconsistent standards and criteria within this chapter shall not be applicable. In the event of a conflict between these standards and criteria and those contained in the East Caln Township Subdivision and Land Development Ordinance [Chapter 185], these standards and criteria shall control.
(1)
General regulations. The following requirements shall
apply to any SCD, DC and/or DMFA proposed for development pursuant
to this chapter:
(a)
Ownership. The tract of land to developed shall
be in one ownership, or shall be the subject of one application filed
jointly by the owners of the entire tract, and shall be under unified
control. If ownership of the entire tract is held by more than one
person or entity, the application shall identify, be signed by and
be filed on behalf of all the said owners. Approval of the application
and accompanying plan shall be conditioned upon written agreement
by the applicant or applicants that the tract shall be developed under
a single management entity with the power and obligation pursuant
to recorded covenants in a form acceptable to the Township Solicitor
to comply with any conditions to approval of the application and in
accordance with the approved plan. If ownership of all or any portion
of the tract changes following approval of the application and plan,
no site preparation or construction by such new owner or owners shall
be permitted unless and until such owner or owners shall review the
terms and obligations of approval and agree in writing to be bound
thereby with respect to development of the tract.
(b)
Sewer and water facilities. The tract of land shall be served by water and sanitary sewer facilities acceptable to the Board of Supervisors, upon recommendation of the Township Engineer. Such facilities shall be designed and constructed in compliance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] and the regulations and standards of the supplier of the said services including any revisions thereto promulgated by the said supplier to conform to the requirements of the development.
(c)
Development plan. The SCD, DC and/or DMFA shall
be the subject of an application for conditional use approval which
shall be accompanied by a plan or plans ("development plans") showing
the size and location of all proposed structure(s) and/or use(s),
location of the required landscaped areas, all proposed facilities
including access driveways and parking areas and any other nondevelopmental
uses of the tract. The development plan shall cover the entire tract,
regardless of any intended phasing of development. Accompanying the
development plan shall be rendered architectural elevations and perspective
drawings, providing a clear perspective of the relationship of the
proposed development to the site and its visual impact on adjacent
properties and a written site concept design criteria document in
which the applicant shall present proposals for:
(d)
Development agreement. The development of a
tract carried out in either a single phase or in stages shall be executed
in accordance with a development agreement. The owner, developer,
Township and, where applicable, lender, shall enter into said agreement
embodying all details regarding compliance with this chapter to assure
the binding nature thereof on the overall tract and its development,
which agreement shall be recorded with and be in a condition of approval
of the final land development plan.
(e)
Stormwater management plan. The control of erosion and sediment during construction, and the ongoing management of stormwater on the tract, shall be accomplished in accordance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185]; provided that the proposed plan for the control of erosion and sedimentation may be submitted as a component of the final land development plan for the associated phase or stage of construction.
(f)
Covenants and restrictions. The language, terms
and conditions of any proposed covenants or restrictions proposed
by the developer shall be subject to the approval of the Board of
Supervisors upon recommendation of the Township Solicitor. Additional
covenants and restrictions may be required by the Board of Supervisors.
(2)
Permitted principal uses. The following principal
uses may be included in an approved SCD:
(a)
Retail store.
(b)
Bank and financial institution.
(c)
Business and professional office building.
(d)
Restaurants or other places serving food and
beverage including alcoholic beverages without drive-through and/or
curbside service.
(e)
Theater.
(f)
Fire and/or emergency medical station.
(g)
Community center.
(3)
Height, area and bulk regulations. The following area
and bulk regulations shall govern development of a SCD:
(a)
Minimum gross development tract size: 30 acres
with a street frontage of 500 feet on East Lancaster Avenue (Business
Rt. 30).
(b)
Maximum building height. For any structure:
50 feet. For each foot in height above 35 feet there shall be an additional
three feet added to the requirements of any perimeter setback requirement.
(c)
Maximum impervious lot coverage: 70% of the
gross development tract.
(d)
Minimum landscaped area: 15% of the gross development
tract. The minimum area shall not include basins and all other facilities
necessary for stormwater management.
(e)
Minimum building setbacks.
[1]
From the right-of-way lines of public streets:
200 feet for a building with a footprint of more than 10,000 square
feet and 100 feet for a building with a footprint of 10,000 square
feet or less. Buildings abutting arterial roads or limited access
roadways shall be setback 75 feet from the edge of the right-of-way
line.
[2]
From the curbline of interior circulation streets:
six feet.
[3]
From an abutting property not a part of the
development tract, the use or zoning of which is residential or institutional,
a setback of 100 feet shall be utilized, unless the district is separated
by an arterial or limited access roadway, whereby the setback shall
be 75 feet.
[4]
From an abutting property not a part of the
development plan tract, the zoning of which is commercial or industrial:
70 feet.
(f)
(g)
Minimum distance between buildings. (For the
purpose of this section all structures connected by common roof lines
shall be considered one building.) No structural wall of a building
may be located within 25 feet of a structural wall of another building.
(4)
Height, area and bulk regulations. The following area
and bulk regulations shall govern development of a DC and/or DMFA:
(a)
Minimum gross development tract size: 10 acres
with a street frontage of 200 feet on East Lancaster Avenue (Business
Rt. 30).
(b)
Maximum building height. For any structure:
60 feet. For each foot in height above 35 feet there shall be an additional
three feet added to the requirements of any perimeter setback requirement.
(c)
Maximum impervious lot coverage: 70% of the
gross development tract.
(d)
Minimum landscaped area: 15% of the gross development
tract. The minimum area shall not include basins and all other facilities
necessary for stormwater management.
(e)
Minimum building setbacks.
[1]
From the right-of-way lines of public streets:
150 feet for a building with a footprint of more than 10,000 square
feet and 100 feet for a building with a footprint of 10,000 square
feet or less. Buildings abutting arterial roads or limited access
roadways shall be setback 75 feet from the edge of the right-of-way
line.
[2]
From curbline of interior circulation streets:
20 feet.
[3]
From an abutting property not a part of the
development tract, the use or zoning of which is residential or institutional,
a setback of 100 feet shall be utilized, unless the district is separated
by an arterial or limited access roadway, whereby the setback shall
be 75 feet.
[4]
From an abutting property not a part of the
development plan tract, the zoning of which is commercial or industrial:
70 feet.
(f)
(g)
Minimum distance between buildings. (For the
purpose of this section all structures connected by common roof lines
shall be considered as one building.) No structural wall of a building
may be located within 25 feet of a structural wall of another building.
(5)
Parking and traffic circulation regulations. The following
parking and circulation requirements shall be applicable to all conditional
uses:
(a)
For purposes of traffic channelization, definition of parking areas, reduction of visual monotony and the provision of amenities, an area equivalent, at minimum, to 5% of the private internal surface parking areas and circulation lanes shall be devoted to interior parking lot landscaping which landscaping shall be included in the minimum specified in Subsection E(3)(d) herein. The locations of the landscape areas shall, in general, be dispersed to the degree necessary to fulfill the above objectives.
(b)
All egress from a parking area shall be designed
so that motor vehicles leaving the parking areas will enter a road
or interior circulation street traveling in a forward direction.
(c)
The minimum number of parking spaces to be provided shall comply with the requirements of § 225-19C.
(d)
Vehicular access to a parking area shall not
be directly from an abutting public street.
(e)
Parking areas shall be situated and designed
so as to optimize the potential to serve the parking needs of more
than one building.
(f)
A reduction of up to 25% of the parking space requirement may be permitted, provided that sufficient land is reserved and properly identified as such to meet the full requirements of this chapter. The space reserved may not be included in the calculations for compliance with Subsection E(3)(d).
(g)
All service areas shall be isolated from main
public circulation drives and screened from public view.
(h)
Parking space dimensions and design requirements.
[1]
The minimum dimension for a parking space shall
be nine feet by 18 feet. However, where required for safety reasons,
the Board of Supervisors may require spaces of 10 feet by 20 feet
in designated areas of the parking lot. In all cases there shall be
a driveway of at least 24 feet in width between parking rows.
[2]
Parking spaces may be located in enclosed areas
such as basements, attached or detached garages or in open space parking
areas, including deck and roof parking.
[3]
Adequate ingress and egress to the parking area
and parking spaces shall be provided by means of clearly defined drives,
circulation and maneuver lanes.
[4]
A program of parking area maintenance, including
regular sweeping operations, shall be conducted by the tract management
under terms acceptable to the Board of Supervisors.
(6)
Design standards. The following design standards shall
be applicable to all conditional uses:
(a)
Landscaping. Shall comply with the requirements of § 225-17A. Street furniture, lighting standards, signs and other accessory items installed shall be included on the landscape plan and shall be of compatible materials, scale and design.
(b)
Architecture. Architectural components shall
be distinctive yet harmonious with the character of the Township.
(c)
Signs.
[1]
Building mounted signs in SCD shall comply with
the following regulations. No building mounted signs are permitted
in DC and/or DMFA except for unit address numbers.
[a]
One building mounted sign shall
be permitted for each storefront and shall be located within a signage
band located over the store entrance. At the discretion of the Board
of Supervisors, a freestanding building or a building with a square
footage exceeding 75,000 square feet and abutting an arterial or limited
access highway may have up to one signage band and building mounted
sign on each side of the building.
[b]
One single line of copy, of individual
channel letters with a minimum depth of five inches, shall be permitted
except where a second line is part of the tenant's standard logo.
[c]
The total maximum area of the signage
board shall be calculated as follows:
[i]
For stores sizes 40,000 square
feet and larger, the maximum height of the signage band shall be six
feet. The maximum length of the signage band shall be 30 feet or 40%
of the store width, whichever is smaller.
[ii]
For stores sizes 20,000 square
feet to 39,999 square feet, the maximum height of the signage band
shall be four feet. The maximum length of the signage band shall be
30 feet or 40% of the store width, whichever is smaller.
[iii]
For stores sizes 19,999 square
feet and smaller with a store front width of 50 feet or more, the
maximum height of the signage band shall be three feet. The maximum
length of the signage band shall be 30 feet or 40% of the store width,
whichever is smaller.
[iv]
For store sizes 19,999 square
feet and smaller with a store front width of less than 50 feet, the
maximum height of the signage band shall be two feet. The maximum
length of the signage band shall be 25 feet or 50% of the store width,
whichever is smaller.
[d]
Each sign shall contain a maximum
of four colors. The color of signs shall be red, green, yellow, blue,
orange, black, or white. Only one shade of each color selected, based
on the Pantone matching system, shall be used. All colors depicted
within an officially trademarked logo shall not be included in determining
the maximum number of colors. Proper credentials verifying the colors
within a particular trademark to be included on a sign shall be submitted
to the Zoning Officer with the application for a sign permit.
[Amended 10-3-2012 by Ord. No. 2012-06]
[e]
A pedestrian concourse sign shall
be permitted to be erected and maintained by the owner of a shopping
center development (SCD) in accordance with the following:
[Amended 1-18-2012 by Ord. No. 2012-01]
[i]
The sign shall be rectangular in shape and limited in size to
three feet wide by 1 1/2 feet high and shall be oriented perpendicular
to the face of the building.
[ii]
Each sign shall be limited to the identification of the occupant
of the premises, and no premises may have more than one sign.
[iii]
The sign shall be located at the main entrance
to the store, unless otherwise approved by the Board of Supervisors.
[iv]
Each sign must be no less than eight feet above the surface
of the concourse walkway, measured to the lowest point of the sign.
[v]
If a pedestrian concourse sign is to be illuminated, it shall
not be illuminated from an external light source.
[vi]
Illuminated pedestrian concourse signs shall only be illuminated
during business hours of operation.
[vii]
The property owner shall be responsible for maintenance
of such signs and shall ensure that all such signs are uniform in
size, shape, style, and design.
[f]
Floodlight illumination, exposed
neon tubing, exposed lamps and signs of a flashing, blinking, flickering,
moving or animated nature shall not be permitted.
[g]
One exterior nonilluminated rear
entrance sign per use of two square feet or less shall be permitted.
[2]
Freestanding signs.
[a]
One freestanding sign shall be
permitted along each access point of each public road for the proposed
shopping center development.
[b]
The design, size and location of
any proposed freestanding sign(s) shall be included with the conditional
use application. The Board of Supervisors shall consider the appropriateness
of the sign in their decision on the application.
(d)
Outdoor display and storage. All uses shall
be completely enclosed within a building or enclosed by either walls
or opaque fencing designed to be architecturally compatible with the
building.
(e)
Lighting. Shall comply with the requirements of § 225-17E, except that light standards may be located on raised concrete pedestals within the paved area of the parking lot.
(f)
Refuse removal. Refuse containers shall be shielded
from the view of the general public and shall be so located that the
removal or unloading of the containers will not interfere with traffic
circulation or parking. Shielding shall be constructed of the same
material as the exterior of the building.
(g)
Walkways and public transportation stops. Pedestrian
walkways shall be provided between the uses on the tract. When public
transportation is available, sheltered structures shall be provided,
at and adequate access provided to, the designated stops.
(h)
Fire lane easements.
[1]
Any use located more than 600 feet from a public
street shall be provided a duly dedicated fire lane easement to within
150 feet of said use.
[2]
Fire lane easements shall extend from existing
public streets and shall have a minimum unobstructed right-of-way
width of 30 feet within which there shall be constructed an all weather
paved and well drained cartway not less than 20 feet wide.
[3]
Fire lane easements which curve or change directions
shall have a minimum radius of 55 feet and those containing reverse
curves shall have a minimum centerline tangent length of 50 feet between
curves.
[4]
Dead end fire lane easements shall not exceed
400 feet in length and shall be terminated with an unobstructed vehicular
turn around or cul-de-sac with a minimum surface radius of 35 feet.
(7)
Review criteria. When reviewing a conditional use
application under this section the following shall be included with
all other relevant considerations:
(a)
In SCD, appropriate mix of uses. Plans providing
only one of the uses permitted shall be denied.
(b)
Coordination of vehicle and pedestrian traffic
between the proposed uses.
(c)
Protection of the character and the social and
business stability of the surrounding neighborhood.
(d)
Preservation and protection of natural resources
including tree masses and other sensitive lands where possible.
(e)
Capacity of existing infrastructure to provide
necessary services.
