[Added 9-25-2008 by Ord. No. 863; amended 1-28-2010 by Ord. No.
893; 12-22-2011 by Ord. No. 912]
It is the intent of the Village Commercial District (VC) to
permit the development or redevelopment of land for limited commercial,
office and residential uses, while preserving and restoring the distinct
architectural character of historic areas of Whitemarsh Township.
In addition, the specific intent of this article is as follows:
A.
To provide areas to accommodate nonresidential uses which do not
generate large volumes of traffic, which minimize adverse impacts
on abutting residential properties and which maintain or improve the
visual character and architectural scale of existing development.
B.
To prohibit development of strip-type, highway-oriented commercial
uses which create traffic hazards and congestion because they generate
higher traffic volumes and require multiple individual curb cuts.
C.
To provide regulating standards which are necessary to encourage
orderly, well-planned development and to ensure the compatibility
of development with the character of the district and the surrounding
areas.
D.
Provide incentives for building restorations of existing historic
structures or buildings built prior to 1940.
E.
Use building scale, building orientation and landscaping to establish
or preserve community identity.
F.
Encourage the retention, rehabilitation, and reuse of existing historic
structure(s) or building(s) built prior to 1940.
G.
That new buildings or building additions and restorations have an
architectural scale and character commensurate with the existing pre-1940
architecture of the area.
H.
Encourage bicycle- and pedestrian-accessible developments, reflecting
a village center rather than auto-oriented commercial strip development.
I.
Provide incentives that encourage shared access points, parking areas
and public spaces.
J.
Protect, to the greatest extent possible, the natural features of
the district, including the open spaces, steep slopes and large trees.
K.
To provide a distinction for those areas where only less intensive
uses are appropriate and those areas where more permissive uses may
be allowed, through the creation of subdistricts to be known as "VC-1,"
"VC-2" and "VC-3."
L.
Implement the Comprehensive Plan.
M.
To create a subdistrict known as VC-4 which promotes the development
of an internalized, destination style of commercial center in accordance
with the design guidelines and intent of the Village Commercial District
on tracts of land 15 acres and larger.
[Added 12-5-2013 by Ord. No. 931]
[Amended 12-5-2013 by Ord. No. 931]
The regulations, requirements, and restrictions set forth in
this article are mandatory and subdivision/land development applications
within the VC-1, VC-2, VC-3, and VC-4 Zoning Districts shall comply
with the requirements of this article, as well as the corresponding
VC Subdivision and Land Development Ordinance (SLDO) sections.
A.
A building may be erected, altered or used and a lot or premises
may be used for any of the following purposes and no other in VC-1,
VC-2, VC-3 and VC-4:
[Amended 12-5-2013 by Ord. No. 931]
(1)
Single-family detached residence.
(2)
Two-family residence.
(3)
Multifamily conversion; no more than four units.
(4)
Family child day-care home.
(5)
Library or museum.
(6)
Antique store.
(7)
Bed-and-breakfast.
(8)
Place of worship.
(9)
Live/work units for artisans, professionals and service providers,
provided that the office and/or workshop area does not exceed 50%
of the gross floor area of the dwelling unit.
(10)
Business or professional office and insurance agencies.
(11)
Music, dance, art or martial arts studio or school of similar
uses.
A.1.
A building or buildings may be erected, altered or used and
a lot or premises may be used for any of the following purposes and
no other in VC-4:
[Added 12-5-2013 by Ord. No. 931]
(1)
Retail.
(2)
Retail for food and beverage.
(3)
Bakery.
(4)
Restaurant, tearoom, cafe, confectionary, or similar establishment
producing and serving food and beverages to be sold at retail on the
premises.
(5)
Outdoor dining in accordance with the requirements of § 116-290B(11).
(6)
Bank or financial institution.
(7)
Medical office.
(8)
Catering.
B.
The following uses may be permitted as conditional uses in VC-1, VC-2, and VC-3, provided they meet the requirements of § 116-37, Conditional use procedures, as well as the conditions listed in § 116-291, Conditions of approval for all uses, and § 116-292, Conditions of approval for all conditional uses:
[Amended 10-25-2018 by Ord. No. 988; 10-10-2019 by Ord. No. 997]
(1)
Townhomes, apartments, and condominiums.
(2)
Child day-care center.
(3)
School-age care.
(4)
Group child day-care home.
(5)
Multifamily conversion; with over four units but no more than
eight residential units.
(6)
Multiple buildings on the same property, meeting permitted use
or conditional use standards.
(7)
Club, fraternal organization or lodge.
(8)
Educational, religious, or philanthropic use.
(9)
Buildings containing permitted uses when in excess of maximum building footprint in accordance with § 116-294 herein.
(10)
Restaurant, tearoom, cafe, confectionery, bakery, or similar establishment producing and serving food and beverages to be sold at retail on the premises. In the case of VC-2, floor space devoted to patron use shall not exceed 2,000 square feet. For VC-3, see Subsections D and E of this section, below.
(11)
Outdoor dining.
(a)
Adequate sidewalk area shall be provided for proper circulation.
(b)
The outdoor area shall not remove required parking areas.
(c)
Additional parking shall be provided for the outdoor seating
area in accordance with the requirements of this chapter.
(d)
The outdoor area shall be lit to the satisfaction of the Township
Engineer.
B.1.
The following uses may be permitted as conditional uses in VC-4, provided that they meet the requirements of § 116-37, Conditional use procedures, as well as the conditions listed in § 116-291, Conditions of approval for all uses, and § 116-292, Conditions of approval for all conditional uses:
[Added 12-5-2013 by Ord. No. 931]
(1)
Personal service shops dealing directly with retail customers, including
the following and similar uses: barbershop, beauty parlor, dry cleaner
(provided no flammable liquids are used), spa, or tailor shop.
[Amended 10-25-2018 by Ord. No. 988]
(2)
Drive-through in accordance with the requirements of § 116-290E(5)(a) through (f).
C.
The following uses may be permitted as additional conditional uses in the VC-1 subdistrict only, provided they meet the requirements of § 116-37, Conditional use procedures, as well as the conditions listed in § 116-291, Conditions of approval for all uses, and § 116-292 Conditions of approval for all conditional uses:
(1)
Retail, maximum building size of 10,000 square feet.
(2)
Personal service shops dealing directly with retail customers,
including the following and similar uses: barbershop, beauty parlor,
dry cleaner (provided no flammable liquids are used), spa, or tailor
shop.
[Amended 10-25-2018 by Ord. No. 988]
(3)
Medical/dental office.
(4)
Bank or financial institution.
D.
The following uses may be allowed as additional permitted uses in the VC-3 subdistrict, provided such uses meet the requirements listed in § 116-291, Conditions of approval for all uses:
(1)
Retail, maximum building size of 10,000 square feet.
(2)
Personal service shops dealing directly with retail customers,
including the following and similar uses: barbershop, beauty parlor,
dry cleaner (provided no flammable liquids are used), spa, or tailor
shop.
[Amended 10-25-2018 by Ord. No. 988]
(3)
Medical/dental office, maximum building footprint of 6,000 square
feet.
(4)
Bank or financial institution.
(5)
Restaurant, tearoom, cafe, confectionery, bakery, or similar
establishment producing and serving food and beverages to be sold
at retail on the premises, provided the floor space devoted to patron
use shall not exceed 2,000 square feet.
E.
The following uses may be permitted as additional conditional uses in the VC-3 subdistrict only, provided such uses meet the requirements of § 116-37, Conditional use procedures; the conditions listed in § 116-291, Conditions of approval for all uses; § 116-292, Conditions of approval for all conditional uses; and the specific requirements enumerated herein:
(1)
Carpentry, cabinetmaking, furniture or upholstery shop, electrician
shop, metalworking, blacksmith, tinsmith, paint or paperhanger shop,
or similar trades shop, provided that:
(2)
Medical/dental office, clinic with a maximum building footprint
of 12,000 square feet.
(3)
Restaurant, tearoom, cafe, confectionery, bakery, or similar
establishment producing and serving food and beverages to be sold
at retail on the premises, whose floor space devoted to patron use
exceeds 2,000 square feet.
(4)
Specialty vehicle service facilities, including but not limited
to, auto upholstery shop, sound system installation, or similar use,
provided that:
(a)
Tractor-trailer trucks are not required on a regular basis to
pick up or deliver goods.
(b)
All operations are confined to an enclosed building.
(c)
There is no outside storage.
(d)
There is no recurring noise audible off site.
(e)
The operation does not require garage doors to remain open during
the normal operation of the facility.
(f)
The building containing said use(s) maintains a retail appearance
along the street(s) upon which it fronts.
(5)
Drive-through windows for permitted banks and retail uses, provided
that:
(a)
A transportation impact study is submitted in accordance with the applicable standards of § 105-21B(9) of the Subdivision and Land Development Ordinance.
(b)
The drive-through window shall not require the installation
of any additional access driveways to existing roads.
(c)
The drive-through window shall be located behind the building
or otherwise shielded from view from an abutting street. On a corner
lot, the drive-through window shall be shielded from view, at a minimum,
from the abutting street on which the primary building facade is located,
that being the street which the Village Commercial District parallels,
not an intersecting (side) street.
(d)
The traffic and vehicle stacking area for the drive-through
window shall not conflict with internal site circulation or block
access to any parking spaces, with stacking for an appropriate number
of vehicles as determined by the transportation impact study.
(e)
When a drive-through window is located adjacent to a residential
use or district, a decorative fence shall be installed, with landscaping
provided on the outside (residential side) of the fence; adequate
area shall be provided to allow for maintenance of the landscaping.
(f)
A drive-through window shall not constitute the sole access
for a use; the use must have at least one pedestrian entrance.
(g)
A drive-through window shall not be allowed for any restaurant,
tearoom, cafe, confectionery, bakery, or similar establishment producing
and serving food and beverages to be sold at retail on the premises.
F.
Accessory uses and structures shall be in accordance with § 116-24 and shall include the following additional uses and structures by conditional use:
(1)
Structured parking.
(a)
All parking structures shall be subject to review by appropriate
Township officials regarding designs for safety, traffic flow, and
aesthetics.
(b)
Architectural appearance.
[1]
A parking structure must use the dominant exterior materials
of the buildings with which it is associated and be of a similar vernacular
style.
[2]
Exterior materials shall effectively and attractively obscure
the view to the interior of all parking decks.
[3]
Parking structures shall be designed such that sloping circulation
bays are internal to the structure and not expressed in the exterior
treatment of the parking structure.
[4]
Any use allowed in this district is encouraged to be integrated
into any portion of the ground level facing the public street.
(c)
Parking structure dimensions.
[1]
A freestanding parking structure shall be permitted, provided the structure is considered a building for purposes of computation of building coverage and all other dimensional requirements in accordance with §§ 116-294 and 116-295 of this district; provided, however, parking structures shall be located to the side or rear of principal buildings when not part of the building.
[2]
In no event shall the building height be increased beyond what
is allowed in this district by the use of structured parking.
G.
A nonconforming structure may be permitted to be expanded in the VC District without relief from the Zoning Hearing Board from the provisions of § 116-194B(1) or from the VC District setback requirements, provided that parking, landscaping, applicable public space requirements, impervious coverage limitations, and all required setbacks from residential uses or districts are met. This exemption from Zoning Hearing Board approval shall not be applicable to parcels with a lot area of five acres or greater.
H.
For any parcel with a lot area of five acres or greater, the following additional uses shall be permitted as conditional uses within the VC-1 or VC-3 subdistricts, subject to meeting the requirements of § 116-37 Conditional use procedures, as well as the conditions listed within § 116-291, Conditions of approval for all uses, and § 116-292, Conditions of approval for all conditional uses:
A.
General standards. These standards shall apply to all permitted and
conditional uses in the VC-1, VC-2, VC-3, and VC-4 Districts unless
otherwise noted:
[Amended 3-28-2013 by Ord. No. 925; 12-5-2013 by Ord. No. 931]
(1)
All uses shall be served by public water and sewer service. The Board of Supervisors may, upon recommendation of the Township Engineer that on-site septic and water is satisfactory, allow on-site facilities for historic buildings as described in § 116-288D herein.
(2)
All utility lines serving all uses shall be placed underground
from the edge of the right-of-way to the place of service. The Board
of Supervisors may, upon recommendation of the Township Engineer that
underground utilities would be disruptive to the site, allow them
to remain above ground for historic buildings.
(3)
Drive-through windows are prohibited for all uses within the district except as permitted in VC-4 or as specified in § 116-290E(5) herein.
[Amended 12-5-2013 by Ord. No. 931]
(4)
Driveways, parking areas/parking structures and traffic circulation
patterns shall be designed as shared facilities whenever feasible.
The design of these elements shall create a unified site plan between
lots. The goal is to gain parking efficiencies, reduce the number
of access points and improve internal and external vehicular circulation
patterns. Driveways on parcels with a lot area five acres or greater
shall be no closer than 100 feet to any adjacent residential use.
(5)
The Board of Supervisors may, by conditional use, reduce the total amount of required parking, provided the applicant demonstrates that the number of Code-required parking spaces exceeds the actual development needs given the proposed use or mix of uses and/or varied peak activity times. The amount of reduction permitted by the Board of Supervisors shall be based upon a recommendation by the Township Engineer who shall recommend a specific percentage reduction upon review and interpretation of appropriate information provided by the applicant from the latest edition of "Parking Generation" published by the Institute of Transportation Engineers or based upon a review and interpretation of other evidence for a reduction of parking prepared by a qualified professional. If a parking reduction is approved based upon the provisions of this subsection, a conditional use for parking between the street line and, the front principal building plane, under Subsection A(7) of this section, shall not be permitted.
(6)
If parking between the street line and the front principal building plane is otherwise permitted by virtue of the requirements of the VC District, relief from the Zoning Hearing Board from the provisions of Article XXVI, § 116-24E(3)(a), shall not be required, regardless of the proposed use(s).
(7)
Parking.
(a)
Parking for parcels with a lot area up to five acres.
[1]
No parking shall be permitted between the street line and the front
principal building plane unless an existing building prevents the
applicant from meeting the parking requirements to the rear and side
of a principal building, and the applicant demonstrates that parking
between the street line and the front principal building plane is
the only option after a bona fide attempt has been made to secure
a shared parking arrangement with an adjacent or nearby property.
[2]
In such case, a maximum of 25% of the parking may be placed between
the street line and the front principal building plane as a conditional
use, provided that the applicant installs a decorative wall or fence
between the parking area and the ultimate right-of-way line.
[3]
Said fence shall not be chain link and shall be between 30 and 42
inches in height. Low evergreen landscaping may be used to soften
the appearance of the fence or wall from the street. Openings in the
fence or wall no more than four feet in width are permitted for drainage
or pedestrian access.
[4]
A minimum of 50% of the required parking shall be placed between
the rear lot line and the rear principal building plane; any remaining
parking may be located between a side lot line(s) and the respective
side principal building plane(s).
(b)
Parking for parcels with a lot area of five acres or greater:
[1]
Parking between the street line and the front principal building
plane is limited to a maximum of 25% of the total parking; provided,
however, a conditional use shall not be required.
[2]
The decorative wall or fence as stipulated herein shall be required
to screen parking areas from adjacent roadways.
[3]
Low evergreen landscaping to soften the appearance between the wall
and the street is required.
(8)
Notwithstanding the building height provisions noted in the table Building Dimensions, Location and Setback Standards, § 116-295, no portion of a building located within 45 feet of an existing one- or two-family dwelling in a residential zoning district shall be permitted to exceed 35 feet in height; provided, however, that for parcels with a lot area of five acres or greater, said forty-five-foot distance shall be increased to 65 feet.
(9)
Curb cuts. Each lot shall have no more than one curb cut per street frontage for a two-way driveway for vehicular access. If sufficient room is not available for one two-way driveway, the Board of Supervisors may approve two curb cuts, subject to PennDOT approval where required. Driveway width shall be in accordance with § 105-38B of the Subdivision and Land Development Ordinance. For development on a parcel with a lot area of five acres or greater, access points shall be limited to a maximum of two per street frontage.
(10)
The minimum land area necessary to qualify for the VC-4 District
shall be 15 contiguous acres, which may consist of an assemblage of
smaller tracts.
[Added 12-5-2013 by Ord. No. 931]
B.
Building design. Within the VC-1, VC-2, and VC-3, the following requirements shall apply to all new and rehabilitated structures and, to the extent practicable, to all other structures except as may be modified in accordance with Subsection B(6) herein.
[Amended 12-5-2013 by Ord. No. 931]
(1)
Placement and access. A building's public access points shall
be articulated and visible from the main roadway.
(a)
Main building entrances shall be located along the frontage
of the main roadway.
(b)
Building entrances shall incorporate arcades, roofs, porches,
alcoves and/or awnings that protect pedestrians from the sun and rain.
(c)
If the building has frontage on more than one street, the building
shall provide, at a minimum, public access points oriented towards
both streets, or a single access point to the corner where the two
streets intersect.
(d)
All buildings must be placed to encourage continuous uninterrupted
pedestrian accessways that link windows, doorways and open spaces.
(e)
Additional side or rear access is encouraged.
(2)
Facades. A building's primary front facade shall be located
along the main roadway frontage and designed with clear windows, public
access points and signage.
(a)
Multistory buildings shall articulate the line between the ground
and upper levels with a cornice, canopy, balcony, arcade, or other
visual device.
(b)
The ground floor of the primary front facade(s) shall contain
a minimum of 20% windows with a maximum of 60%; windows shall not
be tinted unless for purposes of energy conservation nor shall they
be of reflective glass.
(c)
Blank walls are not permitted along the main roadway.
(d)
Blank walls, if visible from a right-of-way or accessway, shall
be articulated by two or more of the following:
(e)
Upper stories of a primary front facade, except those floors
used for residential purposes, shall contain a minimum of 20% windows
with a maximum of 40%; windows shall not be tinted unless for purposes
of energy conservation nor shall they be of reflective glass. To the
extent possible, upper story windows shall be vertically aligned with
the location of windows and doors on the ground level, including storefront
or display windows.
(f)
Required window areas must be designed to allow views into working
areas or lobbies, pedestrian entrances, or merchandise display areas;
windows shall not be tinted unless for purposes of energy conservation
nor shall they be of reflective glass.
(g)
The facade treatment of walls facing residential uses or residential
zoning districts shall be similar to the primary front facade.
(3)
Massing. The mass of a building or buildings shall be deemphasized
in a variety of ways, including the use of projecting and recessed
elements such as porches, windows and roof dormers. The intent is
to reduce the apparent overall bulk and volume of a structure, to
enhance visual quality and contribute to human-scale development.
Such breaks in the facades and roof lines shall occur not less frequently
than every 100 feet. Building length: Multiple buildings fronting
on the main roadway shall vary in building length. The maximum building
length shall not exceed 120 feet, for those buildings on parcels with
a lot area less than five acres or 150 feet for those buildings on
parcels with a lot area of five acres or greater.
(a)
Building facade width: The primary building facade along the
main roadway shall not exceed 75 feet in length, for buildings on
parcels with a lot area of less than five acres. The primary building
facade along the main roadway shall not exceed 100 feet in length,
for buildings on parcels with a lot area of five acres or greater.
(b)
All principal buildings shall relate in scale, massing and style
to the surrounding buildings.
(c)
For buildings on parcels with a lot area five acres or greater:
[1]
Architectural style shall be designed to avoid the massive scale
and uniform and impersonal appearance of a big-box structure through
the use of such elements as facade ornamentation, building offsets,
window treatments, variations in rooflines, entry treatments, and
upgraded building materials. Focus should be primarily on variation
in spaces among groups of buildings to avoid creating a walled corridor
of long, unbroken rows of buildings along a setback, or a monotonous
pattern of buildings across a site. There shall be no uninterrupted
length of facade that exceeds 100 feet. Building facades greater than
100 feet in length, including separate buildings that are attached
shall incorporate one or more architectural feature over 20% of that
facade.
[2]
For buildings with a footprint greater than 15,000 square feet,
the building must be designed to appear as multiple buildings.
(4)
Materials. Exterior wall material may be a combination of brick
with a consistent or complementary shape, color and texture as found
within the adjacent neighborhood, architectural or real stone, stucco,
concrete and/or wood siding.
(a)
Windows shall have detailed mullions and shutters with hardware
when these architectural features are employed.
(b)
The following building materials are prohibited: exterior insulation
and finishing systems (EFIS), aluminum or vinyl siding; white, tan
or painted brick; T-111 or similar plywood siding.
(c)
Except on rear walls, not visible from any public way, all forms
of visible concrete masonry units shall be prohibited.
(d)
Existing buildings built before 1940 can be restored to their
original conditions or surfaced with brick or stone with wood trim
and details.
(e)
All exposed concrete walls shall be stuccoed or painted. Painted
concrete block may not exceed 36 inches in height above the ground.
(f)
For buildings on parcels with a lot area five acres or greater, materials shall comply with the requirements in § 116-283A(2) of this chapter, regulating dominant building materials in the Riverfront Redevelopment District.
(5)
Roof design. The roof shall be designed with either overhanging
eaves or cornices on all sides extending a minimum of 12 inches beyond
the building wall.
(a)
A variety of ridge heights and/or dormers, masonry-finished
chimneys and cupolas shall be included in the design of the buildings.
(b)
Roofing materials shall vary on buildings to feature porches,
cupolas, or bay windows.
[1]
Roofing materials may include fiberglass architectural shingles
that represent slate or wood, natural slate, shakes, shingle (either
wood or asphalt composite), standing seam metal roofs and metal formed
to resemble standing seams. Specifically prohibited are white, tan,
or blue shingles, red clay tiles, and corrugated plastic or metal.
[2]
Fascias, dormers and gables or similar architectural features
shall be employed to provide visual interest.
(c)
Flat roof surfaces shall be prohibited on one-story buildings.
(d)
Flat roofs may be used on buildings of two or more stories.
In these instances, all visibly exposed walls shall have articulated
cornices and parapets that project horizontally from the vertical
building wall plane. Architectural features that serve a function
and add visual interest to roofs shall be included in the design of
such buildings.
(e)
All rooftop mechanical equipment, including antennas, shall
be screened visually and acoustically through the use of parapets.
Such screening shall be integral to the architectural design of the
building.
(f)
Any roof-mounted solar panel installations shall comply with all applicable requirements and procedures set forth in § 116-33.4 of this chapter. The design of such installations shall be consistent with the roof design criteria of Subsections B(5)(a) through (e) herein to the extent practical without compromising the effectiveness of the proposed installation. The Township Engineer shall review any proposed solar installation to confirm that it is an effective means of utilizing solar energy, in compliance with § 116-33.4B(2) of this chapter.
(6)
The Board of Supervisors, by conditional use, upon consideration
of recommendations from the Township Planning Commission, may permit
minor modifications to the building design requirements contained
in this district, provided that the applicant satisfactorily demonstrates
compliance with the following criteria:
(a)
The intent of the Village Commercial District and applicable subdistricts
is respected.
(b)
The character of the building will be similar to that which
would result from the building being developed/rehabilitated in strict
compliance with the building design requirements.
(c)
The modification represents the least modification required
to accommodate the proposed use(s).
(7)
Additional design standards:
(a)
All ground-mounted exposed HVAC units or other utility equipment
shall be screened from view. This shall be done through the use of
masonry walls and landscaping.
(b)
Trash Enclosures shall be located in areas convenient for on-site use and accessible for collection. They shall be screened through the use of masonry walls, landscaping, or similar measures approved by the Board of Supervisors. In no case shall any portion of a trash enclosure be closer than a distance equal to the applicable minimum required building side/rear yard as prescribed in § 116-295 herein from a residential use or district.
B.1.
Building design for VC-4. The following requirements shall apply to all new and rehabilitated structures and, to the extent practicable, to all other structures except as may be modified in accordance with Subsection B(6) herein:
[Added 12-5-2013 by Ord. No. 931]
(1)
Placement and access.
(a)
Building entrances shall incorporate arcades, roofs, porches,
alcoves and/or awnings that protect pedestrians from the sun and rain.
(b)
All buildings must be placed to encourage continuous uninterrupted
pedestrian accessways that link windows, doorways and open spaces.
(c)
Additional side or rear access is encouraged.
(2)
The maximum building area, for a single building, permitted
in VC-4 is 70,000 square feet; provided, however, that no one tenant
shall occupy a space greater than 20,000 square feet.
(3)
Facades.
(a)
Multistory buildings shall articulate the line between the ground
and upper levels with a cornice, canopy, balcony, arcade, or other
visual device.
(b)
Blank walls are not permitted.
(c)
The facade treatment of walls facing residential uses or residential
zoning districts shall be similar to the primary front facade.
(4)
Massing. The mass of a building or buildings shall be deemphasized
in a variety of ways, including the use of projecting and recessed
elements such as porches, windows and roof dormers. The intent is
to reduce the apparent overall bulk and volume of a structure, to
enhance visual quality and contribute to human-scale development.
Such breaks in the facades and roof lines shall occur not less frequently
than every 100 feet.
(5)
Building length. Multiple buildings fronting on the main roadway
shall vary in building length.
(a)
For buildings on parcels with a lot area 15 acres or greater:
[1]
Architectural style shall be designed to avoid
the massive scale and uniform and impersonal appearance of a big-box
structure through the use of such elements as facade ornamentation,
building offsets, window treatments, variations in rooflines, entry
treatments, and upgraded building materials. Focus should be primarily
on variation in spaces among groups of buildings to avoid creating
a walled corridor of long, unbroken rows of buildings along a setback
or a monotonous pattern of buildings across a site. There shall be
no uninterrupted length of facade that exceeds 130 feet. Building
facades greater than 200 feet in length, including separate buildings
that are attached, shall incorporate one or more architectural features
over 20% of that facade.
[2]
For buildings with a footprint greater than 40,000
square feet, the building must be designed to appear as multiple buildings.
(6)
Materials. Exterior wall material may be a combination of brick
with a consistent or complementary shape, color and texture as found
within the adjacent neighborhood, architectural or real stone, split
face block, stucco, concrete and/or wood siding, and glass.
(a)
The following building materials are prohibited: exterior insulation
and finishing systems (EIFS), aluminum or vinyl siding; white, tan
or painted brick; T-111 or similar plywood siding.
(b)
Existing buildings built before 1940 can be restored to their
original conditions or surfaced with brick or stone with wood trim
and details.
(c)
All exposed concrete walls shall be stuccoed or painted. Painted
concrete block may not exceed 36 inches in height above the ground.
C.
Buffers and landscaping. All buffers shall be prescribed in accordance with Subdivision and Land Use Ordinance § 105-52; provided, however, that the width of the buffers shall be based upon the required setbacks as prescribed in § 116-295. On any parcel with a lot area of five acres or greater, a buffer yard of Class B shall be installed adjacent to all surrounding parcels, regardless of the buffer yard class that might otherwise be required pursuant to Table 1 as cross-referenced in said § 105-52. Decorative fences may be incorporated into a required buffer, provided that an appropriate amount of landscaping shall be placed on the outside of the fence abutting adjacent properties; gates or openings in the fence shall be provided to allow for proper maintenance of the landscaping. If necessary, easements shall be provided on adjacent properties for said maintenance. The amount and type of landscaping provided in any buffer may differ from that prescribed in the Subdivision and Land Use Ordinance, § 105-52, if recommended by the Township Shade Tree Commission and approved by the Board of Supervisors.
D.
Lighting. Streetlighting shall be of a design approved by the Board
of Supervisors. All other site lighting shall meet the following requirements:
[Added 10-25-2018 by Ord.
No. 988]
(1)
The incident light spill-off at the development boundaries shall
not exceed 0.10 footcandle at any point along off-street areas and
0.30 footcandle along public or private roadways. In addition, the
illumination level shall be no more than 0.30 footcandle measured
at any point at a height of five feet above grade.
(2)
All lighting shall be aimed, located, designed, fitted and maintained
so as not to present a hazard to drivers or pedestrians by impairing
their ability to safely traverse streets and sidewalks/pedestrian
facilities and so as not to create a nuisance by projecting or reflecting
light onto a neighboring property.
(3)
Glare control onto neighboring properties and onto any public
or private thoroughfare, including parking areas, shall be achieved
through the use of such means as cutoff fixtures, shields and baffles
and appropriate application of fixture mounting height, wattage, aiming
angle and placement as approved by the Township. Vegetative screens
may be required as a secondary means for controlling glare in appropriate
situations. The plant composition of all vegetative screens shall
be approved by the Board of Supervisors based upon recommendation
by the Shade Tree Commission.
(4)
Light fixtures within 50 feet of any residentially zoned or
residentially used property may not exceed a mounting height of 16
feet.
All conditional uses shall comply with the following standards. The conditions in this section are additive to those in § 116-291; provided, however, that in the event of conflict with § 116-291, these conditions shall apply.
A.
Shared driveways and parking. Notwithstanding the provisions of § 116-291A(7), all conditional uses shall have either a shared driveway with an adjacent property or shared parking or both; provided, however, that if a permitted or conditional use is being converted to a new conditional use, this requirement shall not apply.
B.
Buffers and landscaping. In addition to the requirements contained in § 116-291C herein, for all required landscaping and buffers required for any conditional use, deciduous trees shall be a minimum of 2.5 inches in caliper and evergreen trees shall be planted at a size of six to eight feet in height.
C.
All parking areas shall have at least one tree of 2.5 inches minimum
caliper for every five parking spaces in single bays and two trees
of 2.5 inches minimum caliper for every 10 parking spaces in double
bays A combination of deciduous and evergreen shrubs shall also be
included within parking lot islands.
D.
The maximum density for townhomes, apartments and/or condominiums
shall be eight dwelling units per acre. For a mixed-use development,
the density shall be computed on the area of that portion of the site
used for the residential development and its associated uses (including,
but not limited to, parking, recreational facilities and the like).
In the case of mixed-use buildings, the maximum number of dwelling
units shall be reduced proportionally, based upon the proportion of
the building(s) used for nonresidential purposes. (For example, with
a single mixed-use building, 1/3 of which is used for nonresidential
purposes, the maximum number of allowable units shall be reduced by
1/3.)
E.
The maximum density for nursing homes and assisted-living facilities
shall be 10 dwelling units per acre. In order to compute density for
these uses, every three beds shall be deemed to be the equivalent
of one dwelling unit.
A.
For historic structures as described in § 116-288D herein. If the requirements of this section are in conflict with § 116-291B herein, this section shall take precedence.
(1)
Retention and use of existing principal and accessory buildings
(including barns) constructed prior to 1940.
(a)
The proposed development shall retain and use the existing principal
building(s) and barn(s), or portions thereof, built before 1940 on
the lot and shall retain the general appearance, character and types
of building materials of the front and side facades of the existing
building, existing front and side porches and window openings.
(b)
Expansion shall be permitted only to the sides and rear of the
existing principal building and not toward a street frontage. Building
expansion may not go in front of the existing building line unless
to replace an original building element, as documented by historical
photographs or drawings.
(c)
Expansion to the side shall conform in general appearance, scale,
and building materials to the front facade of the existing building.
(d)
Expansion to the rear shall conform in scale to the existing
building.
(e)
Rooflines shall be similar or complimentary to those of the
existing building.
(2)
Historic buildings from elsewhere are encouraged to be relocated
to this district. The Board of Supervisors may, upon recommendation
from the Township Planning Commission, allow exterior materials and
building style to be modified for such a building relocation to this
district.
B.
For a parcel with a lot area of five acres or greater and/or a parcel in the VC-3 subdistrict, the Board of Supervisors may allow minor modifications to the requirements in Subsection A herein by conditional use, upon consideration of recommendations from the Township Planning Commission, provided compliance with the following criteria is demonstrated:
(1)
The intent of the Village Commercial District is respected.
(2)
Without the requested modification, it would not be possible
to preserve the building.
(3)
The essential character of the building as seen from the fronting
street(s) is not altered.
(4)
The modification represents the least modification necessary
to accommodate the proposed use(s) and preserve the building.
[Amended 3-28-2013 by Ord. No. 925; 12-5-2013 by Ord. No. 931]
Dimensional and coverage standards for all VC-1, VC-2, VC-3,
and VC-4 uses shall be in compliance with the following:
|
Dimensional and Coverage Standards
|
Permitted Uses
|
Conditional Uses
|
Sites 5 Acres to 15 Acres
|
Sites 15 Acres or Greater
|
|---|---|---|---|---|
|
1. Maximum nonresidential building footprint for new construction
only
|
6,000 square feet
|
8,000 square feet, except for retail, in which a maximum of
10,000 square feet is permitted
|
30,000 square feet
|
70,000 square feet
|
|
2. Maximum residential building footprint for new construction
only
|
4,000 square feet
|
8,000 square feet
|
15,000 square feet
|
15,000 square feet
|
|
3. Maximum building footprint for a pre-1940 building with additions
|
8,000 square feet
|
10,000 square feet
|
10,000 square feet
|
10,000 square feet
|
|
4. Maximum building height
|
3 stories, provided the building height does not exceed 42 feet
|
3 stories, provided the building height does not exceed 42 feet
|
3 stories, provided the building height does not exceed 42 feet
|
3 stories, provided the building height does not exceed 50 feet
|
|
5. Maximum building front facade width
|
75 feet
|
75 feet
|
100 feet
|
130 feet
|
|
6. Maximum building coverage
|
30%
|
40%
|
40%
|
40%
|
|
7. Maximum impervious coverage
|
50% (65% for nonresidential VC-3 uses)
|
65%
|
65%
|
65%
|
|
8. Maximum impervious coverage if provisions* are made for shared parking with shared driveways to adjacent properties that are concurrently zoned VC-1, VC-2, VC-3 or VC-4 for a use permitted by right, or optional public space requirements are met per § 116-297
|
60%
|
75%
|
75%
|
75%
|
|
9. Minimum vegetated open space, trees or landscaping**
|
50%
|
35%
|
35%
|
35%
|
|
10. Minimum lot width at building setback line
|
100 feet
|
100 feet
|
250 feet
|
500 feet
|
|
11. Minimum street frontage
|
50 feet
|
50 feet
|
100 feet
|
500 feet
|
|
12. Minimum building separation
|
15 feet
|
15 feet
|
25 feet
|
25 feet
|
|
NOTES:
|
|---|
|
* "Provisions" shall be interpreted as the construction of shared
parking and driveways or the provision of optional public spaces;
if adjacent parcel does not have any nearby parking or driveway, aisles
and easements that would facilitate shared parking and driveways when
the adjacent parcel is further developed must be provided.
|
|
** Said percentages may be reduced commensurate with any increase in impervious coverage permitted by Standard No. 7 for nonresidential VC-3 permitted uses, by Standard No. 8 in this section, or by conditional use in accordance with the provisions of § 116-297 herein.
|
[Added 12-5-2013 by Ord. No. 931]
Building dimensions, location and setback standards shall be
as follows:
|
Lot Area
|
Front Yard Requirements
|
Side/Rear Yard Requirements
|
|
Less than 2 acres
|
A minimum of 50% and a maximum of 90% of the building facade(s)
shall be located 10 feet from the ultimate right-of-way, with the
remaining facade setback further.
|
If/when adjacent to a residentially zoned and/or used property,
the minimum setback shall be 25 feet. In all other cases, minimum
side/rear yard setbacks shall be five feet.
|
|
2 acres to 5 acres (not inclusive)
|
A minimum of 40% and a maximum of 80% of the building facade(s)
shall be located 10 feet from the ultimate right-of-way, with the
remaining facade set back further.
|
If/when adjacent to a residentially zoned and/or used property,
the minimum setback shall be 35 feet. In all other cases, minimum
side/rear yard setbacks shall be five feet.
|
|
5 acres to 15 acres
|
A minimum of 30% and a maximum of 70% of the building facade(s)
shall be located 15 feet from the ultimate right-of-way, with the
remaining facade set back further
|
If/when adjacent to a residentially zoned and/or used property,
the minimum setback shall be 45 feet. In all other cases, minimum
side/rear yard setbacks shall be 15 feet.
|
|
15 acres or greater
|
Building facades shall be located a minimum of 35 feet from
the ultimate right-of-way and 15 feet from an internal private roadway.
|
If/when adjacent to a residentially zoned and/or used property,
the minimum setback shall be 45 feet. In all other cases, minimum
side/rear yard setbacks shall be 15 feet.
|
The following setback requirements shall apply for parking spaces
and aisleways:
A.
There shall be no minimum side or rear yard parking setback for a
parcel(s) being developed in accordance with these standards if that
parcel is adjacent to a nonresidentially zoned and/or used property.
B.
When a property being developed in accordance with these standards
is adjacent to a residentially zoned and/or used property, there shall
be a minimum parking setback of 20 feet from the residential property
line.
C.
If any parking is along the right-of-way, the parking setback shall
be 10 feet from the ultimate right-of-way.
D.
Notwithstanding the requirements of § 116-184F, parking shall be set back a minimum of 10 feet from any principal structure, with a possible reduction to as little as seven feet, based upon the type of construction of said structure, with the approval of the Fire Marshal. This area shall be used for pedestrian accessways and planting beds.
[Amended 3-28-2013 by Ord. No. 925]
A.
The Board of Supervisors may, by conditional use, approve up to a
ten-percent increase in the impervious cover permitted on a parcel
if the applicant creates public space along a public right-of-way.
Such space shall be landscaped and/or hardscaped pursuant to the following:
(1)
The public space shall be offered for dedication to the Township.
(2)
All items provided are to be weatherproof, low maintenance,
and vandal-resistant. Whether dedicated to the Township or not, the
space and the items located in it are to be maintained by the property
owner(s).
(3)
The area of the public space shall not count toward the requirements
of this article for open space.
B.
The street furniture, such as receptacles, benches, bollards, etc.,
shall be of a style approved by the Board of Supervisors.
