[Added 10-19-2009 by Ord. No. 438]
In expansion of the legislative intent contained in Article I, § 350-4, of this chapter and the community development objectives contained in Article I, § 350-5, of this chapter, it is hereby declared to be the primary purpose of this article to establish and regulate reasonable standards to permit office and commercial development, including shopping centers. Specific objectives are as follows:
A.
Allow office and retail commercial uses, including auto-oriented
uses that will meet the local neighborhood shopping needs of the Township's
residents.
B.
Limit the potential adverse effect of office and retail/commercial
development on abutting properties, the Township's character and the
Township's roads by controlling the location and nature of office
and retail/commercial development.
C.
Encourage well-designed shopping and office areas for the Township.
D.
Encourage consolidation of driveways to promote more efficient vehicular
access and parking facilities.
E.
Require sufficient pedestrian access from the street and parking
areas to the various permitted uses.
In the RO Retail Office District, a building or structure may
be erected, altered or used and a lot or premises may be used or occupied
for any of the following uses and no other:
A.
Single-family detached dwellings as permitted in R-2 Residential
Districts with the same area, width, density and yard regulations
as provided for in R-2 Residential Districts. However, land developments
with more than two dwellings shall require a municipally adopted specific
plan.
B.
Apartments over nonresidential uses.
C.
Retail store for the sale of dry goods, variety and general merchandise,
clothing, food, flowers, plants, books, beverages, drugs, household
supplies or furnishings, or the sale or repair of jewelry, watches
and clocks, optical goods, cameras, home appliances, musical, professional
or scientific instruments, and/or similar items.
D.
Personal service shop, including a barbershop, hairdresser, cleaning
and pressing pickup station, shoe repair, tailor, dressmaker or similar
shops.
E.
Business or professional office or studio.
F.
Medical office for the treatment of persons as outpatients, including
laboratories incidental to it.
G.
Bank or financial institution.
H.
Restaurant, tearoom, cafe, bakery or confectionery for production
of articles that will only be sold at retail on the premises, or similar
establishment serving food or beverages.
I.
Laundromat.
J.
Club, fraternal organization or lodge.
K.
Day-care center.
L.
Indoor theater, bowling alley, billiard room or similar indoor amusement.
M.
Noncommercial park or playground.
N.
Accessory use on the same lot with and customarily incidental to
the use permitted and utilized.
A.
In the RO Retail Office District, the following uses are permitted only when approved by the Township as conditional uses, in compliance with the criteria in § 350-203B:
(1)
Any use of the same general character as any of the above permitted
uses.
(2)
Hotel, motel, bed-and-breakfast, rooming house, boardinghouse,
or similar lodging facility.
(3)
Educational, religious or philanthropic use.
(4)
Greenhouse or nursery sales yard.
(5)
Outdoor theater.
(6)
Undertaking or funeral establishment.
(7)
Gasoline service station, public garage or automobile repair
shop, provided that the following requirements are met:
(a)
All activities except those to be performed at the fuel or air
pumps shall be performed within a completely enclosed and roofed building.
Outdoor storage is not permitted.
(b)
Minimum setback of fuel pumps shall be at least 50 feet from
any ultimate right-of-way of any street.
(c)
Minimum setback of parking from fuel pumps shall be 30 feet.
(d)
The fuel pump area shall not interfere with parking spaces or
internal circulation.
(e)
Body repairs and/or painting, auto restoration work, and/or
auto body upholstery shall not be permitted.
(f)
Canopies shall be designed and constructed to meet the following
standards:
(8)
Car washes, provided that the following requirements are met:
(a)
All car washes shall be served by public sewer and public water
facilities.
(b)
All washing and drying facilities shall be located entirely
within an enclosed and roofed building, or roofed structure.
(c)
Each automatic car wash bay shall provide on-site stacking lanes
to accommodate a minimum of five vehicles. Self-service car washes
shall provide sufficient on-site stacking lanes to accommodate three
vehicles per washing bay.
(d)
All car wash bays shall be oriented parallel to the street.
In the case of a corner lot, the bays shall face the street of lower
classification or as determined by the Board of Commissioners upon
the recommendation of the Planning Commission.
(e)
On-site drainage and recycling systems shall be provided to
prevent water runoff, water loss and freezing on streets and adjoining
properties.
(f)
No accessory building shall be permitted.
(9)
Automobile and other vehicle sales, service, and rentals, provided
that the following requirements are met:
(a)
Storage and/or display of vehicles shall be within the building
setback envelope, except that vehicles may be displayed a minimum
of 20 feet behind the street ultimate right-of-way.
(b)
Outdoor display shall be limited to motor vehicles.
(c)
Vehicles shall not be displayed on aboveground platforms and
shall be displayed to appear similar to customer parking.
(d)
All vehicle repairs shall be performed within a completely enclosed
and roofed building.
(e)
All parts, dismantled vehicles, and similar articles shall be
stored within a completely enclosed and roofed building.
(f)
Body repairs and/or painting, auto restoration work, and/or
auto body upholstery shall not be permitted.
(10)
Outdoor amusement facilities, such as miniature golf courses,
batting cages, golf driving ranges, amusement parks and similar uses.
(11)
Municipal building, office or use.
(12)
Fire company or other rescue service.
(13)
Library.
(14)
Post office.
(16)
Drive-through facilities as an accessory use to all permitted
uses and conditional uses. Except for drive-through facilities within
a shopping center development, drive-through facilities shall be subject
to the following requirements:
(a)
Hours of operation: 8:00 a.m. to 10:00 p.m.
(b)
The use must provide sufficient stacking lanes to accommodate
a minimum of six automobiles leading to the first drive-through window,
bank teller window, remote teller window, or drive-through automatic
teller machine on the site, and two automobiles for each additional
drive-through facility on the site. These stacking lanes shall not
interfere with parking spaces or the internal and external circulation
of the site.
(c)
Drive-through windows shall face the rear or side yard of the
site. Drive-through windows shall not face a public street.
(d)
Provisions for screening and buffering as required by § 310-37E(1)(f) of the Township Subdivision and Land Development Ordinance.
B.
Conditional use standards. The uses contained under § 350-203 may be developed when the applicant receives conditional use approval. In order to obtain conditional use approval, the applicant shall demonstrate to the Upper Pottsgrove Board of Commissioners that all of the following conditions are met:
(1)
Conditional use plan:
(b)
Shall show general conformity with the intent, dimensional standards,
general regulations, design requirements, and vehicular access and
parking standards of the RO Retail Office District.
(c)
A traffic impact study shall be completed, as specified by Subdivision and Land Development Ordinance § 310-53.
(d)
The Township shall have the authority to require additional
information as part of the conditional use plan.
(2)
The proposed use and plan complies with the goals and objectives
in the Pottstown Metropolitan Regional Comprehensive Plan and the
Township's open space plan.
(3)
The appropriate use of the properties adjacent to the area included
in the plan will be safeguarded.
(4)
The proposed use will not create a traffic problem for either
vehicular or pedestrian traffic.
A.
All nonresidential uses permitted under § 350-202 of this article and served by public sewer and public water facilities shall conform to the following standards:
(1)
Minimum lot size: 20,000 square feet.
(2)
Minimum lot width: 100 feet.
(3)
Build-to-zone: 30 feet to 60 feet (in a land development with
multiple buildings, the front facade of at least one principal building
shall be placed in the build-to-zone).
(4)
Minimum side yard: 15 feet.
(5)
Minimum rear yard: 30 feet.
(6)
Maximum building size: 8,000 square feet; 15,000 square feet
when utilizing bonus provisions; not including buildings in shopping
centers.
(7)
Maximum building coverage: 25%.
(8)
Maximum impervious coverage: 60%.
(9)
Maximum building height: 35 feet; 45 feet for properties fronting
on PA 663, Wilson Street, PA RT 100, Commerce Drive, or South State
Street.
(10)
Maximum diameter, circular or partially circular buildings:
150 feet.
(11)
No building shall be located closer than 50 feet to a side or
rear property line adjacent to a residential district or use.
(12)
No parking, loading area, trash disposal area or driveway shall
be located closer than 20 feet to any side property line, and no closer
than 20 feet to any rear property line or street ultimate right-of-way.
Parking or driveways shall not impinge on the required buffer. However,
the required side yard setback and some or all of the required side
yard buffer shall be eliminated in the case of shared parking or a
shared driveway.
(13)
No parking or driveway area shall be located closer than 25
feet to a side or rear property line adjacent to a residential use
or residential district.
(14)
No loading or trash disposal area shall be located closer than
50 feet to a side or rear property line adjacent to a residential
use or residential district.
(15)
All parking spaces, aisles and driveways shall be set back a
minimum of five feet from all buildings.
B.
All uses permitted under § 350-203 of this article, Conditional uses, or not served by public sewer and public water facilities, except shopping centers, shall conform to the standards in Subsection A, unless otherwise regulated here:
(1)
Minimum lot size: 40,000 square feet.
(2)
Minimum lot width: 150 feet.
(3)
Minimum front yard: 50 feet.
(4)
Minimum side yard: 25 feet.
(5)
Minimum rear yard: 40 feet.
(6)
Maximum building coverage: 25%.
(7)
Maximum impervious coverage: 60%.
(8)
Maximum building height: 35 feet; 45 feet for properties fronting
on PA 663, Wilson Street, PA RT 100, Commerce Drive or South State
Street.
C.
Apartments over nonresidential uses.
(1)
No more than one apartment may be permitted over each nonresidential
use.
(2)
A building containing an upper-level apartment should be designed
with a unified architectural scheme compatible with the RO Retail
Office District.
(3)
Two off-street parking spaces shall be provided for the apartment
unit. In the interest of limiting paved area, the spaces may be provided
on the same parking lot provided for the nonresidential use on premises
(in such case, the residents' parking shall be designated "reserved
for residents"). If a resident of the apartment is also an employee
of a nonresidential use on premises, the number of parking spaces
required for the apartment shall be reduced to one.
(4)
Apartments shall meet all requirements of the Building Code.
(5)
Exterior lighting shall be provided where necessary for the
safety and convenience of apartment residents. Lighting shall be designed
to prevent glare.
(7)
No apartments shall be permitted on the first floor of a building.
The following regulations shall apply to all permitted uses
and conditional uses under this article:
A.
Utilities. All utility lines (electrical, telephone, etc.) shall
be placed underground.
B.
Vehicular access. Developers of tracts of land in the RO District are encouraged to share access with an adjacent RO District property. If shared access cannot be provided via an existing driveway intersection, the applicant is encouraged to provide access in a way that maximizes the potential for shared access in the future consistent with § 350-206B(2). Independent, dual, or multiple accesses on one lot may be provided when the requirements of § 350-206B(3), (4) and (5) are met.
(1)
Shared access via existing driveways.
(a)
When the nearest edge of an existing driveway on an adjacent
nonresidential property (zoned RO Retail Office) having frontage on
the same street is within 50 feet of the subject tract, the subject
tract is encouraged to utilize the driveway on the adjacent tract
as shared access, provided that an easement granting access to the
subject tract has been recorded.
(b)
When shared access is provided among two or more abutting lots, only one shared access point shall be permitted, unless a second driveway is permitted consistent with § 350-206B(4).
(c)
Shared access shall not be constructed when all possible interconnections
between the two abutting lots would cross wetlands, floodplains or
steep slopes of 15% or greater.
(d)
Shared access may be located entirely on one lot or be split
along a common lot line.
(2)
Shared access via new driveways.
(a)
When shared access cannot be provided via an existing driveway consistent with § 350-206B(1), above, a maximum of one new driveway intersection shall be permitted per street frontage.
(b)
The new driveway shall be located along a side lot line bordering
a property zoned RO Retail Office. In order to accommodate required
site distances or to preserve environmental features, the driveway
may be set back from the side lot line no more than 50 feet.
(c)
Shared access shall not be constructed when all possible interconnections
between the two abutting lots would cross wetlands, floodplains or
slopes of 15% or greater.
(d)
Each nonresidential use is encouraged to provide an access easement
for this driveway guaranteeing access to one or more abutting lots
zoned RO Retail Office. An access easement, where established, shall
provide access from the closest adjacent property line to the driveway.
The easement between the driveway and the closest adjacent lot shall
have a minimum width of 35 feet and shall be located between 50 feet
and 100 feet from the street ultimate right-of-way line. The portion
of the lot area guaranteeing access to abutting lots zoned RO Retail
Office, including the driveway, is not required to be included in
the calculation of the lot's maximum impervious coverage, whether
or not shared access is currently being provided.
(e)
The location of the driveway intersection shall be subject to
approval by the Township Board of Commissioners. The location shall
be based on its ability to minimize the need for future driveways
and/or maximize the distance from existing street and driveway intersections.
Site distances shall also be considered.
(4)
Dual access.
(a)
A second driveway intersection per street may be permitted when
it can be located at least 200 feet from the first driveway intersection
and at least 200 feet from adjacent property lines.
(b)
When a second driveway is permitted consistent with § 350-206B(4)(a), above, the separation from adjacent property lines may be reduced in order to provide future shared access, provided that the second driveway is located within 50 feet of an adjacent property line and at least 200 feet from any other driveway intersection. The adjacent property must be zoned RO Retail Office and the potential interconnection shall not cross wetlands, floodplains or slopes of 15% or greater. Each nonresidential use is encouraged to provide access easements to all abutting lots zoned RO Retail Office consistent with § 350-206B(2).
(5)
Multiple driveways. Shopping centers are permitted multiple
access points when the following conditions are met:
(a)
In cases where the proposed shopping center development will
create a new Township road that bisects the shopping center.
(b)
The proposed Township road shall be classified as a feeder,
residential, rural, or cul-de-sac road with an ultimate right-of-way
no greater than 60 feet in width.
(c)
Driveway intersections that intersect with the proposed road
shall be separated from existing driveways and all other proposed
driveways by a minimum of 150 feet.
(d)
Proposed driveways that intersect the proposed road on opposite
sides of the street shall be aligned perpendicular to one another
or be separated by a minimum of 150 feet.
(e)
Intersection separation distance shall be measured along the
center line of the proposed Township road between the intersecting
center lines of each proposed driveway.
C.
Parking.
(1)
No more than 40% of the required off-street parking shall be
located between the front facade of the closest principal building
to the street and the required parking setback from the street ultimate
right-of-way. Where a lot has more than one principal building located
within 100 feet of the street, not more than 40% of the parking required
for those principal buildings shall be located between the street
and the principal building(s). This requirement does not apply when
developing a shopping center greater than 10 acres as a conditional
use.
(2)
Shared or interconnected parking. When parking is shared, total required parking may be reduced consistent with the parking reduction Table 1 of § 350-144, Shared parking, or per § 310-20C(6) (reduction of required parking in commercial and industrial districts by the Zoning Hearing Board). All parking areas located within 50 feet of a common property line zoned RO Retail Office are encouraged to be interconnected to adjacent tracts consistent with the following requirements:
(a)
For each nonresidential use, the applicant may choose to provide
an access easement for proposed parking areas and driveways guaranteeing
access to one or more abutting lots zoned RO Retail Office. In addition,
this easement would provide for the construction of the interconnection
between the applicant's proposed parking area and any parking area
on adjacent lots.
(b)
Side and rear yard setback requirements for parking may be reduced
or eliminated at the discretion of the Township for shared or reserved
parking lots.
(c)
When an access easement has been provided on an adjacent lot in accordance with § 350-206B(2), above, the applicant may choose to directly connect its parking area by a driveway to the parking area on the adjacent lot. Where possible, the connection should be located in the rear or side yards rather than the front yards.
(d)
An interconnection shall not be undertaken when all possible
interconnections between the two abutting lots would cross wetlands,
floodplains or slopes of 15% or greater.
(e)
Any cross-access easement shall provide for construction of
an interconnection between the applicant's proposed parking area and
existing parking area(s) on adjacent lots.
(f)
Interconnections should be logically placed on the land development
or subdivision plan and easily identifiable to ensure convenient traffic
flow.
(g)
Access easement and maintenance agreements or other suitable
legal mechanisms shall be provided, acceptable to the Board of Commissioners
in consultation with the Township Solicitor. Businesses should also
consult an insurance professional.
(h)
Formal shared parking agreements will be necessary and should
be recorded with the Township.
(i)
Issues for negotiation should include, but are not limited to:
D.
Landscaping.
(1)
All areas of a lot not covered by building and/or impervious
paving materials shall be maintained as landscaped or grass-covered
areas.
(2)
Buffers. For RO developments, a buffer planting area of not
less than 25 feet in width shall be established along all tract lines
proposed for subdivision or land development, with the exception of
external street boundaries. However, a planting buffer is not required
where it would otherwise conflict with a shared parking or a shared
driveway. In shopping centers over 10 acres, the buffer may be located
in the required yard area.
E.
Sidewalks, pathways, and crosswalks. Sidewalks shall connect nonresidential
buildings with all parking areas and sidewalks along streets and driveways.
(1)
Sidewalks and pathways.
(a)
Sidewalks shall be provided along the full length of the building
along any facade having a customer entrance and along any facade abutting
a parking area.
(b)
A grass strip at least four feet in width (not including obstructions
such as trees, mailboxes, street lights, benches, etc.) shall be provided
on each side of a sidewalk along a street. A greater width may be
required between the curbline and the sidewalk on arterial and collector
roads, at the discretion of the Board of Commissioners, on the recommendation
of the Township Planning Commission.
(c)
Sidewalks through landscaped areas, medians, or parking islands are encouraged to ensure safety of pedestrians. [see also Subdivision and Land Development § 310-20C(12)(a).]
(d)
Unless otherwise noted, internal pedestrian sidewalks or other pedestrian paths shall be no less than five feet in width, shall provide a direct link from the public sidewalk or street right-of-way to the principal customer entrance of all principal uses on the site. Walkways shall also connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, and building and store entry points. The sidewalks required within planting strips by § 310-20C(12) may be used to meet part of this requirement.
(e)
Sidewalks in front of retail businesses are required to be at least six feet in width and utilize the materials described in § 350-206E(2) for at least 20% of their surface area.
(2)
Crosswalks.
(a)
Crosswalks over streets or driveways shall be at least eight
feet wide. All crosswalks over streets or driveways shall be distinguished
from driving surfaces through the use of durable, low-maintenance
surface materials such as pavers, bricks or scored concrete to enhance
pedestrian safety and comfort.
(b)
Crosswalks over parking aisles shall be at least six feet wide.
Crosswalks over parking aisles shall be painted with the hatch style
or may use the design stipulated in § 350-206E(2)(a), above.
G.
Lighting facilities.
(1)
Lighting facilities shall not produce unreasonable amounts of
light nor any glare or hazardous interference on abutting properties
or highways. Any light fixture higher than three feet above grade
shall be shielded to direct light downward.
(2)
Fixtures meeting IESNA full-cutoff criteria shall not be mounted
in excess of 20 feet above finished grade. Fixtures not meeting IESNA
full-cutoff criteria shall not be mounted in excess of 16 feet above
finished grade. In shopping centers, fixtures meeting IESNA full-cutoff
criteria shall be mounted on poles up to 30 feet in height.
(3)
Lighting spillover onto residential lots and streets shall not
exceed 0.2 footcandle; lighting spillover onto nonresidential streets
and rights-of-way shall not exceed 0.4 footcandle.
(4)
Lighting fixtures shall not be constructed directly on a paved
parking lot or driveway area. Lighting fixtures illuminating such
areas shall be placed in a landscaped area or raised parking lot island
a minimum of three feet from the face of curb or tire stop. Pole-mounted
fixtures for the illumination of horizontal surfaces shall be shielded
to direct light straight downward.
(5)
Lighting of nonhorizontal surfaces. For the lighting of predominantly
nonhorizontal surfaces such as, but not limited to, facades, landscaping,
signs, billboards, fountains, displays and statuary, fixtures shall
be fully shielded and shall be installed and aimed so as not to project
their output into the windows of neighboring residences, adjacent
uses, past the object being illuminated, skyward or onto a public
roadway. Fixtures with lighting levels below the threshold in the
table below[1] are exempt from the requirements of this subsection.
[1]
Editor's Note: See Subsection H(11).
(6)
Glare onto abutting properties shall be controlled primarily
through the selection and application of lighting equipment. Only
after these means have been exhausted shall vegetation, fences and
similar screening methods be considered acceptable for reducing glare.
(7)
No lighting facility shall have any blinking, flashing, or other
illuminating device which has a changing intensity, brightness or
color, nor is any beacon light permitted, except those required for
fire alarm and/or emergency systems.
(8)
No lighting facilities shall be located within required yard
setback areas, except along parking lots, when permitted within required
yard setbacks, and pedestrian walkways.
(9)
Illumination of all nonresidential parking areas and along all
pedestrian walkways shall provide a minimum of 0.2 footcandle.
(10)
Parking facility and vehicular and pedestrianway lighting (except
for safety and security applications and all-night business operations),
for commercial, industrial and institutional uses, shall be automatically
extinguished no later than one hour after the close of business or
facility operation. When safety or security lighting is proposed for
after-hours illumination, it shall not be in excess of 33% of the
number of fixtures required or permitted for illumination during regular
business hours, or in an amount judged necessary by the Township Engineer.
(11)
Shielding requirements. A fully shielded fixture, where all
light emitted is projected below a horizontal plane running through
the lowest part of the fixture (equivalent to a total cutoff angle
of less than 90°, is required based on the lighting facility's
lamp type, consistent with the following:
|
Lighting Facility Lamp Type
|
Shielding Requirement
(based on light emitted)
|
|---|---|
|
Low/high-pressure sodium, mercury, vapor, metal halide and fluorescent
over 50 watts
|
Fully shielded
|
|
Incandescent over 60 watts
|
Fully shielded
|
|
Incandescent 60 watts or less
|
None
|
|
Fossil fuel
|
None
|
|
Any light source of 50 watts or less
|
None
|
H.
Trash and refuse area. Trash and refuse shall either be stored inside
the building or within an opaque screened area with a latching gate
which shall be at least six feet high and shall be higher if necessary
to screen the trash. This screened area shall be put in the rear of
the property unless the Township Board of Commissioners, on recommendation
from the Township Planning Commission, determines that trash facilities
located in the side of a property will have less impact on abutting
properties than facilities in the rear.
I.
Outdoor display and storage. There shall be no outdoor storage or
display of goods or materials, other than nursery stock plants and
automobile vehicle sales, for marketing, storage or any other purpose.
J.
Service areas. Loading and unloading areas shall be provided which
do not conflict with pedestrian or vehicular movement.
K.
Hazardous uses. No use shall be permitted which may be noxious or
offensive by reason of odor, dust, fumes, smoke, gas, vibration or
noise or which may constitute a public hazard either by fire, explosion
or otherwise.
A.
Maximum length of flat facades: 100 feet. Facades may be longer than
100 feet if they utilize significant plane changes. Plane changes
must consist of angle changes of 45° to 90° at least five
feet in depth. Plane changes shall be a length suitable for creating
significant visual relief. The Board of Commissioners may waive and/or
modify this requirement upon good cause shown, including but not limited
to complying with tenant design requirements.
B.
Rear and side facades shall be of finished quality and shall be of
color and materials that are similar to the front facade and blend
with structures within the development as well as with structures
in the surrounding area. Any property with more than one building
on the site shall have a common and coherent architectural theme throughout
the development.
C.
Building facades of 200 feet or more which face public streets or
public parking shall, in addition to offsets, include other design
elements to break up the facade, such as awnings, porches, canopies,
towers, balconies, bays, changes in building materials, gables, and
planted trellises.
D.
Principal buildings shall have clearly defined, highly visible customer
entrances with features such as canopies, porticoes, arches, and integral
planters that incorporate landscaped areas and/or areas for sitting.
E.
Rooflines shall be varied to add visual interest, to reduce the scale
of larger buildings, and to create consistency with buildings in the
surrounding area.
F.
Buildings shall have pitched roofs covering at least 80% of the building
with a pitch of at least six vertical inches to every 12 horizontal
inches, or buildings shall use parapets or mansard-type roof styles
to conceal flat roofs and rooftop equipment such as HVAC units along
all roof edges.
G.
For all buildings, building rooflines facing public streets and public
parking lots must be interrupted at least once every 100 feet by a
vertical change of five feet, the inclusion of a new gable, or the
inclusion of a dormer.
When qualifying for a bonus, the maximum permitted building
size may be increased from 8,000 square feet to 15,000 square feet,
excluding buildings in shopping centers on tracts of at least 10 acres.
To qualify for the bonus, the applicant must meet at least three of
the following provisions:
B.
Use shared access: when two abutting lots have one shared driveway
with no additional driveways to either lot from that street.
C.
Use a building constructed before 1940, preserve and maintain the
front and side facades, and preserve the front porch, if any. If,
in the opinion of the Board of Commissioners, acting on recommendation
from the Township Planning Commission, the building does not reflect
the character of traditional homes found in the Township, this provision
will not apply.
D.
Limit impervious surface area to 10% below the maximum permitted
while still providing the minimum number of parking spaces (including
spaces permitted to be held in reserve).
E.
Use landscaping, berms, topography, or location to significantly
reduce view of parking from the road. The landscaping, berms, etc.,
should conceal the lower part of cars up to and including headlights
and taillights.
F.
Significantly increase landscaping over that required by zoning and the Chapter 310, Subdivision and Land Development, in the form of gardens, planters, hanging plants, window boxes, ground cover, or enhanced buffers or screens, etc. This criterion will be met if the applicant adds one of the following to the proposed landscaping over that required:
(1)
One hanging plant or planter per 12 required parking spaces.
The planting area in planters shall be at least three feet in diameter,
and the planting area for hanging plants shall be at least one feet
in diameter.
(2)
Increase proposed tract buffering over that required by 20%.
(3)
The criteria will also be met if, in the opinion of the Township,
the applicant makes improvements to landscaping equivalent in scope
to those in Subsection G(1). Planters, window boxes, and hanging plants
shall be planted and maintained with year-round vegetation.
Unless regulated below, shopping center uses shall be subject to the general regulations in § 350-206.
A.
Shopping centers require a municipally adopted Master Plan.
C.
Lot dimensional standards.
(1)
Minimum lot area: five acres.
(2)
Minimum lot width: 250 feet.
(3)
Minimum front yard: 50 feet.
(4)
Minimum side yard: 50 feet.
(5)
Minimum rear yard: 50 feet.
(6)
Maximum building coverage: 20%.
(7)
Maximum impervious coverage: 60%.
(8)
Maximum building height: 45 feet for properties fronting on
PA 663, Wilson Street, PA RT 100, Commerce Drive, or South State Street.
(9)
Minimum parking setback: 20 feet from ultimate right-of-way
unless bisected by a Township road. Minimum parking area for 50 or
more cars requires a driveway (between the street and the parking
area) of at least 50 feet. This driveway requirement does not apply
for Township roads that bisect a shopping center development.
(10)
Maximum size per use: 150,000 square feet.
(11)
Maximum shopping center size: 300,000 square feet.
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Must lie in "Regional Commerce" Future Land Use Category (as
amended) of Pottstown Regional Plan (Note: along Farmington Avenue
or State Street). Also, a shopping center must be part of a municipally
prepared and adopted Master Plan. The Master Plan must be found to
be generally consistent with the Regional Plan.
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D.
Shopping center design standards.
(1)
The development shall consist of a harmonious selection of uses
and grouping of buildings, service and parking areas, circulation
and open spaces, planned and designed as an integrated unit, in such
manner as to constitute a safe, efficient and convenient retail shopping
center.
(2)
Any shopping center development shall be constructed in accordance
with an overall plan and designed as a single architectural unit.
(3)
No building shall be located closer than 100 feet to a side
or rear property line adjacent to a residential district or residential
use.
(4)
No parking or driveway area shall be located closer than 20
feet to any side or rear property line or street ultimate right-of-way.
(5)
No parking or driveway area shall be located closer than 50
feet to a side or rear property line adjacent to a residential district
or residential use.
(6)
No loading or trash disposal area shall be located closer than
100 feet to a side or rear property line adjacent to a residential
district or residential use or 20 feet any other property line.
(7)
If the development of the shopping center is to be carried out
in progressive stages, each stage shall be planned so that the foregoing
requirements and the intent of this article shall be fully complied
with at the completion of any stage. The initial stage of development
shall comprise a total ground floor area of not less than 7,500 square
feet.
(8)
If portions of the shopping center project are to be completed
in successive stages, a less detailed sketch or layout of the area
not scheduled for immediate development may be submitted; however,
prior to actual commencement of additional development, a supplemental
plan or plans shall be submitted showing all plan requirements.
(9)
In addition to the plan requirements contained within the Subdivision
and Land Development Ordinance,[1] the following information shall be shown on all shopping
center plans:
(a)
Elevations for all building facades (fronts), and for the side
or rear of buildings visible from the internal parking area, from
internal driveways, or from a public street.
(b)
A description of the commercial uses proposed, including approximate
number of employees and an indication of the number of customers in
sufficient detail to indicate the effects of those operations in producing
traffic congestion, noise, glare, air pollution, water pollution,
fire hazards, or safety hazards.
(c)
Any other data or evidence the Board of Commissioners may require.
(10)
Ground floor facades that face public streets shall have arcades,
display windows, entry areas, awnings or other such features along
no less than 60% of their horizontal length. Display windows shall
begin between 12 inches to 24 inches above ground level and shall
end between 78 inches and 108 inches above ground level.
(11)
Buildings in shopping centers shall have clearly defined, highly
visible customer entrances featuring no less than three of the following:
canopies or porticoes; overhangs; recesses/projections; arcades; raised
corniced parapets over the door; peaked roof forms; arches; outdoor
patios; and display windows.
(12)
Any side of a shopping center building that directly faces an
abutting public street shall feature at least one customer entrance.
(13)
Common use area. Shopping centers shall contain a common use
area that will serve as a focal point for the center and provide walkways,
seating, and landscaping. Water features, courtyards, mini-parks and
plazas are encouraged. The common use area shall meet the following
requirements:
(a)
It shall not be located so all principal buildings (occupied
residential, retail, or office space) in the shopping center are located
between it and the street.
(b)
It shall be equal to or greater in size than 5% of the gross
floor area of the shopping center.
(c)
It shall be directly connected to the shopping center's pedestrian
circulation system (sidewalks and crosswalks).
(d)
It shall consist of one contiguous area, and the shape and location
of the common use area shall be approved by the Board of Commissioners
in consultation with the Township Planning Commission.
(e)
It shall be improved with either a gazebo, pavilion, clock tower,
paved patio area with a fountain or a similar type feature, as approved
by the Board of Commissioners, to help identify this area as the central
gathering place for the development.
(f)
It shall contain shade trees, ornamental plantings, and seating;
it may also contain outdoor dining areas.
(14)
Unobstructed sidewalks, no less than six feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance and along any facade abutting public parking areas. Along facades with building entrances, the required six-foot-wide sidewalk area shall be set back from the facade so as to accommodate the additional plantings required in § 310-37G. However, in shopping centers the planting area may be reduced to three feet in width, and the required additional plantings may be reduced by 50%. In instances where the required plantings and planting area will conflict with access, retail operations, block building visibility, or create other such conflicts, the required additional plantings can be planted elsewhere on site.
(15)
(16)
(17)
In a shopping center, when the landscape requirements specified in this chapter, and the requirements of § 310-37D through I are satisfied, the tree replacement requirements of § 310-37C(4) may be waived or such trees placed in other locations to be determined and approved by the Board of Commissioners.
(18)
Additional regulations for a shopping center. A shopping center
shall comply with the following additional standards:
(a)
Within a shopping center, land may be subdivided for sale, leasing
or financing purposes without regard to individual lotting standards,
provided that the development of those lots complies with the regulations
for shopping centers contained herein and is an integral part of the
center's plan. Access to individual lots so created shall be taken
only from within the shopping center.
(b)
The shopping center shall be developed following a single unified
plan, with a fully coordinated system of interior traffic access,
coordinated traffic circulation and coordinated parking.
(c)
Where the Board of Commissioners has approved plans for a shopping
center containing a lot area of not less than five acres, individual
units, buildings or parcels of land within the planned retail center
may be leased, purchased, subdivided, sold and mortgaged as individual
zero lot line units with zero lot setback for internal parking and
building lines, if developed as a single unified plan, except in no
case shall zero lot lines apply for lot lines forming the original
tract boundary.
(d)
Deeds conveying parts thereof shall contain covenants requiring
purchasers at all times to operate and maintain such parts in good
order and repair and in a clean and sanitary condition uniformly with
the appearance and maintenance of the balance of the shopping center
complex.
(e)
The failure of any purchaser to so covenant and agree shall
thereby subject the proposed division of the lot or part thereof to
the Zoning Ordinance and Subdivision and Land Development Ordinance
of Upper Pottsgrove Township.
(f)
Each commercial use located within the shopping center shall
provide reciprocal access easements for its parking aisles and driveways,
guaranteeing access to all lots that were developed pursuant to the
approved land development plan for the shopping center.
(19)
Rooflines. Roofs for shopping centers on tracts of land at least
10 acres, rooflines shall be varied. For buildings 15,000 square feet
or less within 100 feet of a residential use or district, buildings
shall have pitched roofs of a pitch of at least 8:12 covering at least
80% of the building. For buildings greater than 15,000 square feet,
the same standards shall apply, or a parapet or mansard roof may be
used; in either case, rooftop equipment and flat roofs must be hidden.
E.
Noise control.
(1)
No person shall cause, suffer, allow, or permit the operation
of any sound source on a commercial property or public space or right-of-way
in such a manner as to create a sound level that becomes a nuisance.
(2)
No delivery, loading, trash removal or compaction or other such
operations shall be permitted between the hours of 10:00 p.m. and
7:00 a.m., unless the applicant proves to the satisfaction of the
Board of Commissioners that berms, vegetative or other buffering,
setbacks, etc., are sufficient.
F.
Other requirements.
(1)
Loading docks, utility meters, HVAC equipment, trash dumpsters
and other service functions shall be incorporated into the overall
design theme of the building so that the architectural design is continuous
and uninterrupted by ladders, towers, fences and equipment. These
areas shall be located and screened so that the visual and acoustic
impacts of these functions are fully contained and out of view from
adjacent properties and public streets.
(2)
Outdoor sales and storage areas shall conform to the following
requirements:
(a)
Outdoor sales and storage areas shall not be located within
20 feet of any public street or sidewalk.
(b)
Outdoor sales and storage areas shall be screened so that the
visual and acoustic impacts of these functions are fully contained
and out of view from adjacent properties and public streets.
(c)
Outdoor areas for the storage and sale of seasonal inventory
shall be permanently defined and screened with walls or fences. Materials,
colors and design of screening walls or fences shall conform to those
used as predominant materials and colors of the building. If such
areas are to be covered, then the covering shall conform to those
used as predominant materials and colors of the building.
(d)
Outdoor storage areas shall not exceed 10% of the gross building
floor area of any uses, except as noted in Subsection F(2)(d)[i] and
[ii], below.
[1]
Building supply center, lumberyard and contractor's business,
including masonry, carpentry, remodeling, electrical, house cleaning,
plumbing, painting, roofing, landscaping contractor, wholesale establishment
for the sale and distribution of supplies and general merchandise,
provided that:
[a]
Outdoor storage areas are limited to 50% of the
total site area and are screened from public roads and residential
properties.
[b]
All products stored outdoors are stored and displayed
behind areas that are clearly defined for such purpose, such as completely
enclosed fences, walls or other structures.
[c]
The display of goods and merchandise is not located
between the building and the street and meets the minimum required
rear and side yard setbacks.
[d]
Such uses have a defined pickup area that does
not interfere with the flow of internal traffic or required parking
areas.
[e]
Commercial vehicles and outdoor storage areas are
at least 60 feet from residential property lines and street ultimate
right-of-way lines.
[2]
Nursery or greenhouse, provided that:
[a]
Outdoor storage is limited to 75% of the total
site area.
[b]
All nonplant materials are stored and displayed
behind areas that are clearly defined for such purpose and are screened
from public roads and residential properties.
[c]
Such uses have a defined pickup area that does
not interfere with the flow of internal traffic or required parking
areas.
[d]
Commercial vehicles and outdoor storage areas are
at least 60 feet from residential property lines and street ultimate
right-of-way lines.
