A.
In expansion of the declaration of legislative intent and the statement of community development objectives found in Article I of this chapter, the intent of the C1 Commercial District is to:
(1)
Encourage a broad range of commercial uses in the Township that
will serve residents and complement existing businesses.
(2)
Provide appropriate locations in the Township for large-scale
commercial developments such as shopping centers, chain stores, and
other uses that rely traditionally on vehicular access and parking.
(3)
Provide regulations to minimize congestion and ensure safe traffic
conditions within and near the site.
(4)
Allow existing commercial properties to be appropriately redeveloped.
(5)
Encourage commercial development design that will reflect community
identity and protect and enhance the character and property values
of adjacent and nearby neighborhoods.
(6)
Provide safe and attractive access to shopping areas for pedestrians
and provide for convenient use of public transit and bicycles.
(7)
Minimize the impacts of commercial parking and loading areas
and buildings with mitigation measures such as landscaping, fencing,
and buffering between shopping centers and neighboring districts.
(8)
Promote the principles of sustainable development by encouraging
energy efficient buildings, environmentally sensitive site design,
and walkable shopping districts.
(9)
Recruit innovative, high-quality commercial uses to enhance
academic, artistic and classic historical assets and interests of
the Township.
A.
A building may be erected or used and a lot may be used or occupied
for any of the following purposes and no other, subject to the guidelines
herein:
(1)
Use B-3: Bank or Financial Institution.
(2)
Use B-4: Bed-and-Breakfast.
(3)
Use B-5: Building Materials.
(4)
Use B-8: Commercial School.
(5)
Use B-9: Convenience Store.
(6)
Use B-10: Dry Cleaner (Dropoff only).
(7)
Use B-14: Funeral Home.
(8)
Use B-15: Hotels.
(9)
Use B-17: Mixed Use Buildings.
(10)
Use B-20a: Personal Care Business-A
(11)
Use B-20b: Personal Care Business-B.
(12)
Use B-21: Professional Service Business.
(13)
Use B-23: Rental Agencies (Vehicles).
(14)
Use B-25: Restaurant, to include outdoor dining facilities.
(15)
Use B-26: Retail Take-Out Foods.
(16)
Use B-28: Retail Store.
(17)
Use B-29: Supermarket, provided they have a minimum of 9,000
square feet of gross floor area.
(18)
Use B-31: Shopping Center.
(19)
Use B-32: Lifestyle Center.
(20)
Use B-36: Veterinary Clinic.
(21)
Use B-37: Motel.
(22)
Use D-4: Adult/Child Day Care.
(23)
Use E-1: Office Building.
(24)
Use E-2: Medical Clinic.
(25)
Use E-3: Medical Office.
(26)
Use E-5: Professional Services.
(27)
Use F-1: Amusement Arcade.
(28)
Use F-2: Athletic/Health Club.
(29)
Use F-4: Movie Theater.
(30)
Use F-6: Indoor Recreation.
(31)
Uses permitted by special exception:
(32)
The following accessory uses on the same lot which are with and customarily incidental to any of the above permitted uses and as provided for in Article IV herein:
(a)
Use A-2: Nonresidential Accessory Structure.
(b)
Use A-4: Commercial Vehicle.
(c)
Use A-5: Antenna Systems.
(d)
Use A-6: Fences and Walls.
(e)
Use A-8: Storage (Outdoor).
(f)
Use A-12: Drive-Through Facility.
(g)
Use A-18: Accessory Roof-Mounted Solar System.
(h)
Use B-19: Parking Lot.
(i)
Use C-21: Microbrewery/Microdistillery/Microwinery.
(33)
Use B-40: Short-Term Transient Lodging or Vacation Rental.
[Added 12-16-2020 by Ord. No. 2416-20]
A.
Minimum lot area and width. A lot area of not less than two acres
and a lot width of not less than 200 feet at the street line and extending
from the street line to the depth of the rear yard shall be provided
for every building or group of buildings hereafter erected, altered,
or used in this district.
B.
Maximum building coverage. No more than 25% of the total lot area
shall be covered with buildings.
C.
Maximum impervious coverage. No more than 65% of the total lot area
shall be covered with impervious surfaces.
D.
Minimum green area. Not less than 35% of the total lot area shall
be grass or landscaped.
E.
Minimum building setback. Buildings shall be set back a minimum of
40 feet from any ultimate street right-of-way, or 40 feet from any
other property line for the entire perimeter of the property.
F.
Minimum parking setback. Parking areas shall be set back a minimum
of 10 feet from the ultimate street right-of-way or property line
for the entire perimeter of the property. Parking and loading areas
shall comply with all applicable requirements of the parking and loading
section of this chapter, except § 295-2301C5, Location of
surface parking, which shall not apply within this district.
G.
Minimum landscaped buffer to residential districts. All commercial
site development shall be set back a minimum of 50 feet from any adjacent
residential property line. Buffers adjacent to a residential use shall
be continuously screened by a combination of a six-foot high wall/fence
and screen plantings. Use of native species is encouraged; invasive
species identified by the Township shall be prohibited. Screen plantings
shall include:
(1)
A mix of evergreen and deciduous trees with a mature height
of at least 25 feet, planted in a staggered row along the property
line.
(2)
A mix of evergreen and deciduous shrubs with a mature height
of at least four feet, planted in a staggered row along the property
line.
(3)
Ornamental plantings, grass, or other landscaping between property
line buffer plantings and the closest building or curb.
H.
Maximum building height. No building shall exceed 50 feet in height,
except as permitted herein.
A.
Architectural design standards have been incorporated into this district
to ensure that the size and proportions of new development create
a pedestrian-friendly shopping environment at the street level within
and around the project. Requirements in this section apply to all
building facades.
(1)
Building massing. The massing of all buildings shall be de-emphasized
in a variety of ways to enhance the visual quality of the development
and contribute to a human-scaled environment at the street level.
Large buildings shall include vertical and horizontal elements such
as facade jogs, towers, balconies, bays, roof gables, and dormers
to create the appearance of smaller-scale buildings. All buildings
shall feature a proportionate and distinct base, middle, and top.
Multistory buildings shall articulate the line between the ground
and upper levels with a cornice, canopy, arcade, balcony, material
change, or similar three-dimensional visual device.
(2)
Outdoor spaces around buildings. Buildings shall include elements
such as courtyards, balconies, arcades, terraces, and plazas to create
and interact with pedestrian-oriented outdoor spaces.
(3)
Facade articulation and composition. The facade(s) of buildings
fronting on public streets and public parking areas shall include
design elements to break up the appearance of blank walls, such as
awnings, setbacks, window bays, and other vertical elements and openings.
Setbacks shall be of a depth adequate to create visually distinct
sections of the building. Individual storefronts shall be defined
and articulated through distinct architectural elements, provided
that all storefronts in a building or related group of buildings create
an architecturally cohesive whole.
(4)
Building entrances. Principal buildings shall have clearly defined,
highly visible customer entrances, accentuated with appropriate architectural
features, lighting and landscaping elements. All public entrance doors
shall be at least 50% transparent.
(5)
Windows. The ground floor of all building facades fronting on
a public street or public parking area shall be at least 50% clear
windows and doors. At least 50% of each window surface shall be fully
transparent. Every storefront shall include at least one display window
that allows customers to see activity and lights inside the building.
Windows on upper floors or any upper tier of windows on a building's
facade shall be vertically aligned with the location of windows and
doors on the ground floor to the greatest extent.
(6)
Use B-31: Shopping Center and Use B-32: Lifestyle Center exceeding
100,000 square feet in gross leasable floor area shall also comply
with the following standards:
(a)
Ground floor facades that face public streets or public parking
areas shall have display windows, awnings, arcades, or other such
features along not less than 60% of their horizontal length.
(b)
All sides of a shopping center or lifestyle center that front
on a public parking area or public street shall have at least one
customer entrance that is clearly defined by architecture and landscaping.
(7)
Exterior lighting. All exterior lighting shall be designed to
prevent glare onto adjacent properties. Pedestrian pathways outside
of buildings need to be clearly marked and well lit. Lighting shall
be sufficient for safety, security and identification without allowing
light to trespass onto adjacent sites. The height of fixtures shall
be 24 feet for parking lots and a maximum of 16 feet for pedestrian
walkways.
