[Ord. 146, 1/10/2008]
The purpose of the CSO Corridor Site Overlay District is to
provide areas which encourage the concentration of large-scale nonresidential
uses geared toward local and regional audiences with uses having access
to State Route 28 and available public water and sanitary sewer infrastructure.
[Ord. 146, 1/10/2008; as amended by Ord. 173, 8/5/2014, §§ 13,
14]
1. Principal Uses. See Table 27-1.
2. Accessory Uses (subject to the requirements of §
27-1631):
A. Accessory uses customarily incidental and subordinate to a permitted
use.
B. Communications antenna mounted on an existing public utility transmission tower, building or other structure, in accordance with §
27-1620.
C. Signs as specified on Table 27-3 attached hereto ("CSO Corridor Site
Overlay Sign Table").
D. Parking and loading facility standards in Part 18 shall apply, except
that the size of each parking space shall be not less than nine feet
by 18 feet and the parking ratio shall be as follows:
(1)
Regional or Community Retail Center. One parking space per every
200 square feet of gross leasable area; the parking ratio for a regional
retail center shall be computed based upon the gross leasable area
of the entire regional retail center regardless of the number of lots
that make up the regional retail center.
(2)
Other Retail Buildings. One parking space per every 200 square
feet of gross leasable area.
(3)
Motels and Hotels. One parking space per lodging room.
(4)
Stand-Alone Fast Food Restaurant (not within regional or community
retail center). One parking space per every 100 square feet of gross
floor area.
(5)
Stand-Alone Sit Down Restaurant (not within regional or community
retail center). One and one-quarter parking spaces per every 100 square
feet of gross floor area.
(6)
Automotive Repair Shop. Four per service bay.
(7)
Stand-Alone Offices or Banks (not within regional or community
retail center). Three parking spaces per every 1,000 square feet of
gross floor area.
(8)
All Other Uses Not Specified Above. One parking space per every
200 square feet of gross leasable area.
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For purposes of this section, "gross leasable area," as applied
to community or regional retail centers, shall mean the enclosed area
upon which tenants pay rent, including sales areas and integral stock
areas and shall be measured from the center line of joint partitions
and from the outside face of the exterior wall, if applicable and
the center line of the store front. For other individual, stand-alone
buildings, gross leasable area shall be equal to gross floor area.
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E. Outdoor displays, seasonal outdoor activities and sales such as outdoor
or sidewalk sales (including outdoor seating for restaurants), outdoor
displays of merchandise vehicles (including, but not limited to, recreational
vehicles or boats) or manufactured products, promotions, demonstrations
of activities or the use of merchandise and similar activities so
long as areas proposed for such outdoor activities are shown on the
approved land development plan. The requirements of this chapter with
respect to the location of nonresidential parking and loading areas
and bufferyards shall apply to the location of activities conducted
pursuant to this Part.
F. Storage Trailers. Storage trailers are permitted as an accessory
use to a retail center provided that the following restrictions are
satisfied:
(1)
All storage trailers shall be screened from view from any public
street and residential zoning district. The required screening shall
be in the form of opaque fencing, plantings, earthen mounds or existing
topography. The height of the required screening shall be a minimum
of one foot above the height of any storage trailer located on the
subject property. Any opaque fencing utilized for the required screening
shall have a decorative finish that compliments the principal building
on the subject property. All screening shall be maintained in such
a manner as to present a neat and orderly appearance at all times.
No signs shall be placed on or in the screening.
(2)
No storage trailer shall be located in any manner which occupies
and/or interferes with required parking spaces, loading spaces and
facilities, traffic aisles, access drives, open space, clear sight
triangles, easements, bufferyards, or stormwater management facilities.
(3)
No storage trailer shall be located between the front lot line
of the subject property and the principal building on the subject
property, for the width of the lot.
(4)
No storage trailer shall be located within 10 feet of any public
street or public right-of-way.
(5)
No hazardous materials or substances shall be permitted to be stored in a storage trailer other than those permitted by the Township Construction Code [Chapter
5, Part
1] and other applicable Federal, State, County and Township laws statutes, ordinances, and regulations.
(6)
No utility service shall be provided to a storage trailer.
(7)
No storage trailer shall be physically connected, in any manner,
to any structure, building or another storage trailer.
(8)
No storage trailer shall be used, maintained, or placed in a
manner so as to negatively impact an adjacent property's access or
visibility from a street.
(9)
No storage trailer shall be stacked on top of another storage
trailer, or on top of any building.
(10)
No materials or objects of any kind may be stacked upon or on
top of any storage trailer.
(11)
No sign shall be placed on a storage trailer in a manner that
is viewable from any public street or residential zoning district.
No sign shall be placed on the roof of a storage trailer.
(12)
No storage trailer shall be used, maintained, or placed in a
manner so as to constitute a public nuisance.
(13)
No storage trailer shall be of a condition which qualifies as a "junk vehicle" under the Township Property Maintenance Code [Chapter
5, Part
2].
(14)
The area devoted to storage trailers shall not exceed 10% of
the gross floor area of the retail center on the lot.
(15)
No storage trailer shall exceed the maximum width, height and
length of a vehicle (as that term is defined under § 102
of the Pennsylvania Vehicle Code, 75 Pa.C.S.A. § 102, as
amended) under Chapter 49 of the Pennsylvania Vehicle Code, 75 Pa.C.S.A.
§ 4901 et seq., as amended. At no time shall the height
of a storage trailer exceed the height of the adjacent principal building
on the lot.
(16)
A storage trailer shall bear all of the following: (a) a valid
registration plate; (b) a current certificate of inspection; and (c)
an ascertainable vehicle identification number.
(17)
Any area proposed for the location of storage trailers shall
be shown on a development plan approved by the Zoning Officer as part
of a zoning use permit. Where the provisions of this chapter require
the filing of a development plan, such plan shall indicate the proposed
location of any storage trailer.
[Ord. 146, 1/10/2008]
Regional retail center and/or community retail center uses in
the CSO District shall comply with the following requirements:
A. Maximum structure height: 60 feet.
B. There shall be adequate provision for ingress and egress to all parking
and loading spaces designed for use by employees, customers, delivery
services, sales people and/or the general public. Where a parking
or loading area does not abut on a public right-of-way, or private
alley or access, there shall be provided an access drive of not less
than 12 feet in width per directional lane of traffic; and not less
than 16 feet in width in all cases where the access is to storage
areas or required loading and unloading spaces.
C. In any regional or community retail center, each parking space shall
be not less than nine feet by 18 feet in size. All parking area drive
aisles shall be not less than 24 feet in width. Each parking area
shall be separated from adjoining ring roads (public or private) or
other private streets and drives by a landscaped planting island not
less than five feet in width.
D. Each parking space shall, in addition to the required minimum area,
whether inside or outside of a structure, include an additional 100
square feet per space for turning and access to the parking stall.
E. A master sign plan (i.e., a plan showing the proposed location of
all site identification, directional, wall-mounted or other signage)
shall be submitted as part of the land development plan submission.
Signs shall be limited to the type, number and size specified on Table
27-3 attached hereto ("CSO Corridor Site Overlay Sign Table"). Signs
may be erected within front, rear or side yards.
F. No part of any self-supporting business sign shall the established
or proposed height of the principal structure.
G. Directional traffic control signs are permitted and shall comply
with the regulations of the Federal Highway Administration and Pennsylvania
Department of Transportation.
[Ord. 146, 1/10/2008]
The provisions of this Part are not severable. In the event
any portion of this Part shall be declared invalid and unenforceable,
it is the intention of the Township that the CSO Corridor Site Overlay
District be eliminated in its entirety, with the zoning classification
of property within the CSO Corridor Site Overlay District reverting
to the underlying zoning district.