[Added 10-27-1997 by Ord. No. 5-1997]
The Paoli Pike Corridor District is established to recognize existing businesses and provide opportunities for businesses to develop along a portion of the Paoli Pike corridor without reducing the function of Paoli Pike or the viability of the underlying base zoning district. In addition to the general goals stated in the preamble of this chapter (see § 139-1), the purposes of this article are to:
A.
Recognize Paoli Pike as a major collector and retain
the function of this corridor.
B.
Recognize businesses that exist in the corridor and
provide opportunities for limited additional development of a similar
nature within the corridor without compromising the provisions of
the base zoning district.
C.
Encourage site design that is in accordance with neighboring
residential uses, maintains the efficiency of the circulation system
and limits the number of direct access connections to Paoli Pike.
D.
Reduce the potential for conflicting purposes of access
along Paoli Pike.
E.
Limit the adverse impact to environmental conditions
created by business accommodated under this district.
The Paoli Pike Corridor District is an overlay district to be applied to the assigned base zoning district, as defined by the Willistown Zoning Map. The overlay district shall serve as an alternative to the otherwise applicable zoning district provisions. The Paoli Pike Corridor District shall apply to tracts of land which satisfy the qualifying conditions set forth in § 139-144 (Qualifying conditions) below and shall be applicable to the portion of the Township bounded as follows: on the west by the Township border; on the east by Sugartown Road; on the north and south by a line parallel to the center line of Paoli Pike and 450 feet north and south of said center line.
The following conditions shall be satisfied
prior to the consideration of any tract for development or expansion
of existing development under the provisions of this article by the
Board of Supervisors.
A.
The tract(s) need not be entirely within the Paoli Pike Corridor District, provided that the permitted conditional uses under § 139-146 (Permitted conditional uses) shall be permitted only on the portion of the tract(s) within the Paoli Pike Corridor District, with the sole exception that for any tract in single and separate ownership as of the effective date of this article located partially within the Paoli Pike Corridor District, the outdoor storage of nursery stock shall be permitted on that portion of the tract located outside of the Paoli Pike Corridor District in conjunction with a garden center use on that portion of the tract located within the district, provided that such storage does not extend into the yard areas of the underlying zoning district. The portion of the tract(s) within the Paoli Pike Corridor District shall comply in all respects with the qualifying conditions set forth in this section (Qualifying conditions), the area and height requirements set forth in § 139-147 (Area and height regulations), the design standards set forth in § 139-148 (Design standards) and the parking requirements set forth in § 139-98.H.(5) (Minimum off-street parking requirements). The tract(s) shall be held in single and separate ownership unless developed pursuant to a single master development plan.
B.
The tract shall be developed under a single master
development plan, which shall include all lands to be considered for
development, whether immediate or future.
C.
The tract to be considered shall contain a minimum
of three contiguous acres to qualify for development under this article.
D.
The tract shall have frontage along Paoli Pike.
E.
The tract shall be environmentally suitable to support
the type of development being proposed. Sewer and water facilities
shall be so designed to adequately serve the proposed development
and shall be in compliance with the regulations of the Pennsylvania
Department of Environmental Protection and any other applicable governmental
laws or regulations.
F.
Unique natural features of the site shall be preserved through sensitive environmental site design in conformance with Chapter 73, Environmental Protection.
G.
All negative, off-site impacts associated with a use under this district will be minimized through proper site planning. In complying with § 139-145 (Application for conditional use) below, the applicant for conditional use shall demonstrate and disclose such potential impacts, and the application shall set forth the manner in which the adverse impact thereof shall be minimized.
All applications for conditional uses under
this article shall require a public hearing prior to action by the
Board of Supervisors upon the application. The hearing(s) shall be
held in order to receive public input on the project and to estimate
the level of impact a proposed use will pose on existing natural conditions,
community services and the road network. The following minimum requirements
shall apply to all applications for conditional use under this district,
and no conditional use shall be approved by the Board of Supervisors
unless the application therefore satisfies the following minimum requirements:
All uses permitted under this district shall
be permitted only after conditional use approval. A building or buildings
may be erected, altered or used and a lot may be used or occupied
for any one of the following uses, when approved by the Board of Supervisors
as a conditional use:
A.
Tract area. The minimum area permitted for individual
tracts shall be three acres. Multiple tracts shall be held in single
and separate ownership, unless they are developed under a single master
development plan.
B.
Tract width. A tract width not less than 350 feet
shall be provided at the building line. A tract width not less than
300 feet shall be provided at the street line.
C.
Building and impervious area. The maximum area of
each lot occupied by buildings shall be 10%; accessory structures
which are covered but remain open on all sides, thus allowing air
and light to pass through, shall be limited to an additional 5% coverage.
The combination of building coverage and paved area, or total impervious
coverage, shall not exceed 25% of the total lot area.
D.
Height regulations. No building shall exceed 35 feet
in height.
E.
Yards. Front, side and rear yards shall be provided
on each lot as follows:
(1)
Front yard. One yard, not less than 25 feet
in depth.
(2)
Side yards. Two, not less than 10 feet in width, except that where a lot abuts a street on the side lot line or a residence district or similar district in an adjoining municipality, such yard shall be not less than 25 feet in width and shall be maintained as a buffer planting strip, as defined in § 139-6. When approved by the Board of Supervisors, a portion of the buffer may consist of landscape stock intended for sale to the public.
(3)
Rear yard. One yard, not less than 10 feet in width, except that where a lot abuts a street on the rear lot line or a residence district or similar district in an adjoining municipality, such yard shall be not less than 25 feet in width and shall be maintained as a buffer planting strip, as defined in § 139-6. When approved by the Board of Supervisors, a portion of the buffer may consist of landscape stock intended for sale to the public.
The following design standards shall apply to
development and land uses pursuant to this article, and no conditional
use shall be approved unless the applicant demonstrates compliance
with the following requirements:
A.
Vision obstruction. On any corner lot or at any accessway,
no wall, fence, sign or other structure shall be erected or altered
which may cause danger to traffic on a public road by obscuring the
view. Care shall also be taken to maintain buffer planting strips
in a manner which minimizes obstructions on a public road.
C.
Access and off-street parking requirements. The provisions of §§ 139-98, 139-99 and 139-100 relating to parking, loading and the development of highway frontage shall apply. Parking in the front yard is strongly discouraged. Access lanes shall be paved; however, parking areas may consist of crushed stone, where approved by the Board of Supervisors.
D.
Outdoor lighting and illumination of signs. All outside lighting, including sign lighting, shall be directed in such a way as to not create a nuisance to users of adjoining streets and property or subject them to direct glare or hazardous interference of any kind, especially as regards to rendering traffic signals inconspicuous. Luminaries shall be approved by the Township Engineer as to their height and glare-shielding equipment. Applicants are referred to Article XVIII for specific standards regarding signs.
[Amended 9-22-2003 by Ord. No. 4-2003]
F.
Outdoor storage. Outdoor storage of bagged mulch,
fertilizer or topsoil, as well as related landscape or garden supplies,
shall be permitted in the corridor district, provided that any such
storage in the front yard shall not occupy more than 20% of the road
frontage along Paoli Pike as measured between the two side lot lines.
Outdoor storage of bulk mulch, topsoil and ornamental stone shall
be permitted within the rear yard within the corridor district. No
other outdoor storage is permitted.
The continuation of any garden center existing as a legal nonconforming use at the time of adoption of this amendatory article shall not require the grant of conditional use approval. No garden center shall be permitted to commence or expand, without the grant of conditional use approval pursuant to § 139-145 of this chapter and following application and public hearing, except that the addition of no more than 500 square feet of building floor area devoted to nonpublic use, whether proposed individually or cumulatively, at any garden center existing as a legal nonconforming use at the time of adoption of this amendatory article shall not require the grant of conditional use approval.
