[Added 12-6-2010 by Ord. No. 445]
The Route 100 Commercial Overlay District applies to an area
presently zoned R-2, bounded in part by Route 100 on the east, the
Upland Square Shopping Center, and the West Pottsgrove Township boundary
line on the southwest, and as more specifically described in a map,
which is attached hereto.[1] The intent of the Overlay District is to:
A.
Encourage retail and office uses in a location which forms a logical
extension of the Upland Square Shopping Center.
B.
Generate economic benefits for the Township.
C.
Encourage attractive design.
D.
Mitigate impact of development on adjacent residential districts.
[1]
Editor's Note: A copy of the map is on file in the Township
offices.
In the Route 100 Commercial Overlay, in addition to any uses
permitted in the R-2 Residential District, a building may be erected,
altered, or used and a lot may be used for any of the following uses
and no other, in compliance with the performance and dimensional standards
contained in this article:
A.
By-right uses.
(1)
Retail store.
(2)
Wholesale office or showroom.
(3)
Restaurant, including restaurants with drive-up/drive-through
service.
(4)
Bank, including banks with drive-up/drive-through service.
(5)
Professional office.
(6)
Studio for dance, music, fitness, art or photography.
(7)
Personal service shop.
(8)
Automobile fueling station.
(9)
Business or trade school.
(10)
Indoor amusement.
(11)
Medical clinic.
(12)
Grocery store.
(13)
Convenience store.
(14)
Parks or open space.
(15)
Hotel or motel.
B.
Special exception uses.
(1)
Car wash.
(2)
Automotive garage or service station.
(3)
Community center.
(4)
Veterinary clinic.
(5)
Nursery/garden center.
(6)
Uses not listed in this article that are determined by the Township
Board of Commissioners to be of similar nature to the uses permitted
by right listed in this subsection.
C.
Criteria for special exception uses.
(1)
(2)
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 systems shall be provided to prevent water
runoff and freezing on streets and adjoining properties.
(f)
No accessory building shall be permitted.
(g)
On-site drainage systems will enter a water cleansing procedure
enabling the water to be reused.
(3)
Veterinary clinic. Buildings shall be adequately soundproofed
so that sounds generated within the building cannot be perceived at
the lot boundary. No shelter, run, or structure that will contain
animals at night shall be located within 100 feet of any property
line or street line.
(4)
Nursery/garden center.
(a)
Outdoor storage shall be limited to 75% of the total site area.
(b)
All non-plant materials shall be stored and displayed behind
areas that are clearly defined for such purpose, and are screened
from public roads and residential properties.
(c)
Such uses shall have a defined pickup area that does not interfere
with the flow of internal traffic or required parking areas.
(d)
Parked or idling commercial vehicles and outdoor storage areas
shall be located at least 60 feet from residential property lines
and street ultimate right-of-way lines.
(5)
The applicant shall be required to submit a sketch plan for
all special exception uses set forth in this article.
[Added 4-18-2011 by Ord. No. 446]
D.
Accessory uses. Accessory uses are to be permitted when located on
the same lot with and customarily incidental to any of the aforementioned
permitted uses.
|
Dimensional Table
| |
|---|---|
|
Lot area, minimum1
|
10,000 square feet2
|
|
Lot width, minimum
|
100 feet
|
|
Yards, minimum
| |
|
Front
|
10 feet
|
|
Side
|
15 feet (minimum two yards)
|
|
Rear
|
15 feet
|
|
Coverage limits
| |
|
Impervious coverage
|
80%
|
|
Height, maximum
|
35 feet or 3 stories3; 15 feet for
accessory structures
|
|
Setbacks
| |
|
- Minimum building setback from existing dwelling
|
50 feet
|
|
- Minimum building setback from property line
|
15 feet
|
|
Accessory use, from principal use or existing dwelling
|
50 feet
|
|
Parking spaces, aisles, and driveways, from buildings4
|
5 feet
|
|
NOTES:
| |
|---|---|
|
1
|
The minimum lot area for grocery stores and convenience stores
without gasoline pumps shall be 30,000 square feet, and one acre if
they have a gasoline dispensing station.
|
|
2
|
The minimum lot size for car washes shall be 15,000 square feet.
|
|
3
|
Hotels or motels shall not exceed 50 feet in height.
|
|
4
|
Excludes projecting drive-through window areas.
|
Access to nonresidential uses in the Route 100 Commercial Overlay
District must be from Upland Square Drive (with the exception of emergency
access).
In the Pennsylvania Route 100 Commercial Overlay District, the
following landscaping regulations shall supersede the corresponding
provision(s) of the Subdivision and Land Development Ordinance:[1]
A.
Where a proposed land development abuts a residential use, a property
line buffer shall be required:
[Amended 4-18-2011 by Ord. No. 446]
(1)
The buffer shall be a minimum of 10 feet in width. The buffer
shall consist of an opaque fence or wall supplemented by vegetation.
The vegetation outside the fence or wall shall consist of a softening
buffer (one canopy tree of 2.5 inches minimum caliper, two understory
trees of 1.5 inches minimum caliper, and two evergreen trees of eight
feet minimum height per 100 lineal feet). The buffer shall contain
five-foot breaks no closer than 50 feet apart for maintenance and
access. Fences or walls shall have a minimum height of five feet.
(2)
Where a proposed land development lies across State Street from
an R-2 Residential use, a filtering buffer shall be required.
B.
Refuse and recycling collection receptacles and area shall be located
at the rear of the property and shall be screened from view of any
adjacent property with one of the following:
(1)
An opaque wall or fence six feet in height. Walls or fences
shall be constructed of materials other than chain link, chain link
with slats, or unpainted cinder block, and shall be equipped with
a self-closing gate. When approved by the Board of Commissioners,
cinder blocks shall be painted to match the principal building.
(2)
Evergreen shrubs planted at least four feet in height, in a
planting area at least five feet in width.
All new development shall be required to connect to public sewer
and water, and provide the necessary infrastructure to do so.
Signage in the Overlay District shall be regulated in accordance with § 350-138.
A.
Rooftop HVAC and other mechanical equipment shall be hidden from
view by the roof line or parapet.
B.
Sidewalks and crosswalks:
(1)
Shall connect entrances of all nonresidential uses to parking
areas and on-site sidewalks.
(2)
Shall extend along the full facade where customer entrances
are located, with a minimum width of five feet.
(3)
Crosswalks shall be established where pedestrians must cross
an access driveway when walking from a parking space to a building.
The crosswalk shall be at least six feet wide, and be designed with
either a "hatch" pattern, or with decorative treatment (through the
use of durable, low-maintenance surface materials such as pavers,
bricks or scored concrete to enhance pedestrian safety and comfort).
C.
Principal buildings shall have clearly defined, highly visible customer
entrances with defining features such as canopies, porticoes, arches,
landscaped areas, or areas for sitting.
D.
Facades may be longer than 200 feet if they utilize significant plane
changes or changes in materials. Plane changes must consist of angle
changes of 45 to 90 degrees at least three feet in depth, running
the vertical extent of the facade.
E.
Blank walls shall not be permitted along any exterior wall facing
a street or parking area. Walls in these locations shall comprise
a minimum of 35% window area and a maximum of 75% window area, with
windows interspersed across the facade.
F.
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.
A.
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.
B.
Fixtures meeting IESNA full-cutoff criteria shall not be mounted
in excess of 30 feet above finished grade. Fixtures not meeting IESNA
full-cutoff criteria shall not be mounted in excess of 16 feet above
finished grade.
C.
Lighting spillover onto residential lots shall not exceed 0.2 footcandles;
lighting spillover onto nonresidential streets and rights-of-way shall
not exceed 0.4 footcandles.
D.
Light fixtures shall not be located within parking lots unless they
are installed within a raised barrier island, a minimum of five feet
wide. Poles supporting lighting fixtures and located directly behind
parking spaces, or where they could be hit by snow plows, shall be
placed a minimum of five feet outside paved areas or tire stops, or
placed on concrete pedestals at least 30 inches high above the pavement,
or suitably protected by other Township-approved means. Pole-mounted
fixtures for the illumination of horizontal surfaces shall be shielded
to direct light straight downward.
E.
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 to not 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 are exempt from the requirements of this paragraph.
F.
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.
G.
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.
H.
No lighting facilities shall be located within required yard setback
areas, except on parking lots, when permitted within required yard
setbacks, and pedestrian walkways.
I.
Illumination of all nonresidential parking areas and along all pedestrian
walkways shall provide a minimum of 0.2 footcandles.
J.
Parking facility and vehicular and pedestrian way 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.
K.
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 degrees), 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
|
A.
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.
B.
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.
C.
At no point on the boundary with the R-2 Residential District shall
the sound pressure level of any operation exceed the described levels
in the designated octave bands shown below for the districts indicated:
|
Sound Levels
| ||
|---|---|---|
|
Octave Band in Cycles per Second
|
Along Residential District Boundaries:
Maximum Permitted Sound Level in Decibels
|
At Any Other Point on the Lot Boundary:
Maximum Permitted Sound Level in Decibels
|
|
0 to 75
|
72
|
79
|
|
75 to 150
|
67
|
74
|
|
150 to 300
|
59
|
66
|
|
300 to 600
|
62
|
59
|
|
600 to 1,200
|
46
|
53
|
|
1,200 to 2,400
|
40
|
47
|
|
2,400 to 4,800
|
32
|
39
|
|
Above 4,800
|
32
|
39
|
A traffic study shall be required for developments at the discretion
of the Board of Commissioners, on recommendation from the Township
Planning Commission. The study shall be conducted at the applicant's
expense to demonstrate the impact of the proposal on the levels of
service, a minimum distance of 1,000 feet from the property, which
area could be increased based upon a recommendation from the Township
Engineer.
