Source: https://ecode360.com/31186748
Timestamp: 2020-06-04 06:48:18
Document Index: 132511676

Matched Legal Cases: ['§ 600', '§ 600', '§ 601', '§ 602', '§ 603', '§ 604', '§ 1', '§ 1', 'art 8', 'art 13', 'art 8', 'art 15', 'art 8', '§ 601', '§ 601', '§ 1', '§ 602', '§ 1', '§ 07', '§ 803', '§ 1', '§ 803', '§ 604', '§ 1001']

Newtown Area Zoning Jointure, PA Commercial Districts
§ VI-600 VC-1 Village Commercial 1 District.
§ VI-600.1 VC-2 Village Commercial 2 District.
§ VI-601 CC Convenience Commercial Districts.
§ VI-602 PC Planned Commercial Districts.
§ VI-603 TC Town Commercial District.
§ VI-604 TC-2 Town Commercial District.
Article VI Commercial Districts
§ 600 VC-1 Village Commercial 1 District.
§ 600.1 VC-2 Village Commercial 2 District.
§ 601 CC Convenience Commercial Districts.
§ 602 PC Planned Commercial Districts.
§ 603 TC Town Commercial District.
§ 604 TC-2 Town Commercial District.
[Amended effective 11/25/2002 by JMZO Ord. 2002-1, Article IV; adopted 11/20/2002. Amended effective 11/25/2002 by JMZO Ord. 2002-13, § 1.M; adopted 11/20/2002. Amended effective 10/2/2006 by JMZO Ord. 2006-09, §§ V-X; adopted 9/27/2006. Readopted effective 6/23/2007 by JMZO Ord. 2007; adopted 6/18/2007.]
In the VC-1 Village Commercial 1 Districts, the following regulations shall apply:
Recreational Facility, use C-5.
Retail Store, use E-1.
Boarding, use H-4.
Uses by Conditional Approval. Any of the following uses shall be considered permitted, provided the conditions for conditional use approval have been met in accordance with Article XIII, in addition to Article VIII, Use Regulations, of this Ordinance:
Bed and Breakfast, use H-11.
Uses by Special Exception. Any of the following uses shall be permitted as a special exception when authorized by the Local Zoning Hearing Board in accordance with Article XV and the Use Regulations, Article VIII, of this Ordinance:
Community Center, use C-9.
Specialty-Cultural Shopping Facility, use E-14.
Tavern, use E-17.
Funeral Home, use E-19.
Medical Marijuana Dispensary, use E-29.
Table of Area and Dimensional Requirements. The following area and dimensional regulations shall apply:
Minimum Lot Area (1)
Maximum Impervious Surface Ratio (2)
(feet) (3)
For any lot occupied by a building with a dwelling, the minimum lot size shall apply to each dwelling unit.
Not more than 50% of the lot area may be occupied by buildings, unless authorized by a special exception.
Buildings existing as of the effective date of this Ordinance which can be lawfully extended or altered under the provisions of this Ordinance may be so altered or extended provided that no portion of such a building shall be built closer than 20 feet to a municipal parking facility. No part of any new building erected on land abutting the said lot shall be built closer than 20 feet to any municipal parking facility. When applicable, the governing body may order in its discretion a cyclone fence (or other suitable barrier) having a height of not more than five feet with gates across the rights-of-way and driveways entering the said parking facility.
For corner lots, one of the front yards may be reduced to a depth of not less than 30 feet.
No permanent storage of merchandise, articles, vending machines, equipment, etc., shall be permitted outside the building.
Temporary sale of merchandise in front of the premises may be permitted only as a seasonal sale or seasonal sidewalk sale.
All new construction may not exceed the average footprint area, floor area, bulk volume, and height, individually, of all structures within 1,500 feet of the subject property by more than 35%.
[Amended effective 11/25/2002 by JMZO Ord. 2002-1, Article IV; adopted 11/20/2002. Amended effective 11/25/2002 by JMZO Ord. 2002-13, § 1.N; adopted 11/20/2002. Readopted effective 6/23/2007 by JMZO Ord. 2007; adopted 6/18/2007.]
In VC-2 Districts, the following regulations shall apply:
Use Regulations. A building may be erected or altered, to be used either in whole or in part, and a lot may be used or occupied for any of the following uses, and no other, provided that such uses shall comply with such regulations as yard, lot size, lot width, building area and height, impervious surfaces, easements, buffer yards, off-street parking, and other provisions as are specified in other Parts herein.
Uses by Right. Any of the following uses shall be permitted, provided the "Use Regulations," Part 8 of this Chapter has also been met:
Twin House, use B-5.
Duplex, use B-6.
Hotel, Motel, and Inn, use E-8.
Uses by Conditional Approval. Any of the following uses shall be considered permitted, provided the conditions for conditional use approval have been met in accordance with Part 13, in addition to Part 8, Use Regulations, of this Ordinance:
Service Station, use E-10.
Automotive Repair and Car Wash, use E-12.
Automotive Accessories, use E-13.
Uses by Special Exception. Any of the following uses shall be permitted as a special exception when authorized by the Local Zoning Hearing Board in accordance with Part 15 and the "Use Regulations," Part 8, of this Ordinance:
(With Sewer Facility)
(With On-lot Sewage Disposal)
Buildings existing as of the effective date of this Ordinance which can be lawfully extended or altered provided that no portion of such a building shall be built closer than 20 feet to a municipal parking facility. No part of any new building erected on land abutting the said lot shall be built closer than 20 feet to any municipal parking facility. When applicable, the governing body may order in its discretion a cyclone fence (or other suitable barrier) having a height of not more than five feet with gates across the rights-of-way and driveways entering the said parking facility.
For corner lots, one of the front yards may be reduced to a depth of not less than 10 feet. The front yard of a proposed building may be decreased in depth to the average alignment of the existing buildings within 300 feet on either side of the proposed building, provided that the building shall extend no closer than five feet to the ultimate right-of-way.
No building or portion of a building, except within a Specialty - Cultural Shopping Facility Use E-14, may be constructed or expanded for nonresidential use greater than 3,000 square feet in total building coverage.
[Amended effective 11/25/2002 by JMZO Ord. 2002-1, Article IV; adopted 11/20/2002. Readopted effective 6/23/2007 by JMZO Ord. 2007; adopted 6/18/2007.]
In CC Convenience Commercial Districts, the following regulations shall apply:
The following uses when accessory to an existing nonconforming residential use: uses H-1, H-2, H-3, and H-8.
Child Care Facilities, uses C-10.
Retail Shop, use E-1.
Automotive Sales, use E-11.
Commercial Conversion, use E-16.
Fuel Storage and Distribution, use G-11.
Uses by Special Exception. Any of the following uses shall be permitted as a special exception when authorized by the Local Zoning Hearing Board, subject to Article XV and the Uses Regulations, Article VIII, of this Ordinance.
For a corner lot, only one of the front yards may be a minimum of 20 feet.
Accessory Buildings. Except buildings accessory to an existing residential use, § 601.A.1.c., all accessory buildings shall be located in conformance with § 601.B.1. herein.
Except for Use E-11, Automotive Sales, no permanent storage of merchandise, articles, vending machines, equipment, etc. shall be permitted outside the building.
The temporary sale of merchandise in front of the premises may be permitted only as a seasonal sale or seasonal sidewalk sale.
[Amended effective 11/25/2002 by JMZO Ord. 2002-1, Article IV; adopted 11/20/2002. Amended effective 11/25/2002 by JMZO Ord. 2002-13, § 1.O; adopted 11/20/2002. Readopted effective 6/23/2007 by JMZO Ord. 2007; adopted 6/18/2007.]
In PC Planned Commercial Districts, the following regulations shall apply:
Residential Accessory Building, use H-3.
No-Impact Home-Based Business, use H-3.
Library or museum, use C-4.
Large Retail Store, use E-2.
Eating Place-Drive-In, use E-6.
Motel, Hotel, and Inn, use E-8.
Community Shopping Center, use E-15.
Any use permitted by a special exception in the CC Convenience Commercial District use regulations.
Terminal, use F-3.
Table of Dimensional Regulations. The following area and dimensional regulations shall apply:
For a corner lot, all side yards shall be a minimum of 20 feet.
Accessory Uses. All accessory buildings shall be located in conformance with setback, side yard, and rear yard requirements specified in § 602.B.1.
All such uses shall have public water and sewer facility.
No permanent storage of merchandise, articles, vending machines, equipment, etc. shall be permitted outside the building.
[Amended effective 11/25/2002 by JMZO Ord. 2002-1, Article IV; adopted 11/20/2002. Amended effective 11/25/2002 by JMZO Ord. 2002-13, § 1.P; adopted 11/20/2002. Amended effective 8/28/2004 by JMZO Ord. 2004-14, § 07; adopted 8/23/2004. Readopted effective 6/23/2007 by JMZO Ord. 2007; adopted 6/18/2007. Amended effective 10/15/2012 by JMZO Ord. 2012-01, adopted 10/10/2012.]
In TC Town Commercial Districts, the following regulations shall apply:
Use Regulations. A building may be erected or altered, to be used either in whole or in part, and a lot may be used or occupied for any of the following uses, and no other, provided that such uses shall comply with such regulations as yard, lot size, lot width, building area and height, impervious surface, easements, buffer yards, off-street parking, and other provisions as are specified in this Ordinance.
Uses by Right. Any of the following uses shall be permitted, provided the "Use Regulations," Article VIII, of this Chapter, have also been met:
Garden Apartment, use B-10, when part of a mixed-use building only.
Home Occupation or Accessory Office, use H-1.
Retail Shop, use E-1, provided that no single retail shop shall have more than 5,000 square feet in total square footage on all floors. A retail shop may include a gallery for the sale of artwork and crafts.
Service Business, use E-3, provided that no single service business shall have more than 3,000 square feet in square footage on all floors.
Eating Place, use E-5. Outdoor dining is permitted as part of an eating place; drive-through or drive-up facilities are not permitted.
No-Impact Home Business, use H-2.
Accessory Retail in Combination with a Residential Use, use H-9.
Uses by Conditional Approval. Any of the following uses shall be considered permitted, provided the conditions and conditional use approval have been met in accordance with Article XIII, in addition to Article VIII, "Use Regulations," of this Ordinance:
Twin Dwelling, use B-5.
Commercial School, use C-3. No outdoor athletic fields, courts, or play areas are permitted in association with this use.
Financial Establishment, use E-4. A financial establishment is permitted, but drive-through or drive-up facilities are not permitted.
Trades, use G-10, limited to trades and crafts that lend themselves to a commercial, pedestrian setting.
Parking Lot or Structure, use E-21. The use shall be permitted by conditional use if and only if the parking facilities are owned by a political subdivision of the Commonwealth of Pennsylvania or a municipal authority.
Entertainment, use E-9, limited to the following activities and no other: movie theater or stage theater.
Mixed-Use Building. The following uses may be part of a mixed-use building or group of buildings, in accordance with the regulations of this Ordinance:
A mixed-use building may contain both residential uses and retail and consumer services uses that are permitted, either by right or by conditional use, in the TC District.
Within a mixed-use building, floor area shall be devoted to both residential and commercial uses, in the following proportions: A mixed-use building shall be divided between the two categories of uses so that a minimum of 40% and a maximum of 50% of the total floor area in each building is used for either residential use, or retail, or consumer service uses or office uses, as defined by this Ordinance, with the remainder used for the other category of use.
Area and Dimensional Regulations. The following area and dimensional requirements shall apply:
Maximum Building Height (1)
East side of Sycamore Street
2 stories or 30 feet
West side of Sycamore Street
3 stories or 40 feet
Minimum Yards (2)
Maximum Front Yard Setback/Build-To Line (5)
Notes on Area and Dimensional Requirements:
A maximum of two stories shall be permitted by right; three stories by conditional use.
For corner lots, only one yard must be a front yard, and any ordinance regulations requiring two front yards shall not apply in the TC District. For all uses, the front yard shall be the yard along Sycamore Street in the TC District.
The front yard of a proposed building or building addition may be decreased in depth to the average alignment of the existing buildings within 300 feet on either side of the proposed building or building addition along the same side of the street frontage. The building or addition shall extend no closer than five feet to the edge of the sidewalk closest to the building.
Where two or more adjacent property owners agree to share parking and access improvements, in a manner approved by the Board of Supervisors to ensure adequate improvements are provided and the requirements of this Ordinance and those of the Subdivision and Land Development Ordinance will be met, the side yard requirement between or among the properties may be eliminated.
Within the TC District only, the maximum and minimum yards shall be measured from the edge of the paved cartway to the building facade and not from the ultimate right-of-way.
Special Regulations Applicable to All Uses in the TC District.
Minimum Public Space Required. For each land development or subdivision or establishment of a use on lots of 10,000 square feet or greater, public space shall be designed as part of the development or use. A minimum of 5% of the lot area shall be designated and designed as public space. Standards for public space as regulated by this Ordinance must be met.
Purpose and Requirement for Public Space. The TC District goal is to foster a lively and vibrant commercial district that can be a gathering place and center for the community. Examples of public spaces are:
Public spaces must be visible from and accessible from Sycamore Street, except for any public spaces located along Newtown Creek, in which case they must be accessible from Sycamore Street but not necessarily visible from the street. Properties on the east side of Sycamore Street that abut Newtown Creek are encouraged to use the creek as all or part of any required public space. Access to Newtown Creek may be designed as a natural area, walking path, building entrance, or outdoor eating area. Access to Newtown Creek is an option that is encouraged but that is not required.
Sidewalks shall be a minimum of four feet wide as opposed to the Township ordinance requirements (as required by this Ordinance or by the Subdivision/Land Development Ordinance).
Parking for the following uses in the TC District may be reduced, at the option of the Board of Supervisors, when a fee in an amount to be determined by the Board of Supervisors is paid to the Township for use in the establishment of public parking facilities:
The number of off-street parking spaces required for each use shall be calculated as specified in §§ 803 and 1001, except that parking standards or portions of standards based on the number of employees shall not be required for uses within the TC — Town Commercial District.
Where two or more adjacent property owners agree to share parking and access improvements, in a manner approved by the Board of Supervisors, to ensure adequate improvements are provided and the requirements of this Ordinance and those of the Subdivision and Land Development Ordinance will be met, the requirement for two off-street parking spaces shall be eliminated or a new curb cut (access point) is avoided. In addition, the requirements for two off-street parking spaces shall be eliminated for each other property where a curb cut (access point) is provided to facilitate the shared parking and access improvements.
Editor’s Note: Former Subsection C.5, Floodplains, was repealed effective 12/9/2017 by JMZO Ord. No. 2015-02, adopted 12/4/2017.
Incentives for Reuse of Existing Buildings. Reuse of existing buildings for uses in the TC District is encouraged, even if they do not comply with area and dimensional requirements of this Ordinance.
Outdoor Sale of Merchandise. Except for Use E-10, Service Station, the temporary sale of merchandise in front of the premises may be permitted only as a seasonal sale or a seasonal sidewalk sale. However, no merchandise shall be placed on a sidewalk or shall impede the flow of vehicular traffic on the site. Seasonal farmers' markets shall be permitted.
Required Design Review.
In accordance with Section 605 of the Pennsylvania Municipalities Planning Code,[2] the TC District is declared a special area as a major thoroughfare and an area of unique historical and architectural interest and is hereby designated as an area requiring design review by the Township.
No structure or improvement on any land within the TC District shall be made until the plans for the exterior architectural features, signs, parking and vehicular and pedestrian access, and landscaping have been reviewed and approved by the Board of Supervisors. The review shall not be required for regular maintenance of a structure, painting, or exterior color changes. Properties within the TC District and also within the designated Historic District shall be subject to review by the Historic Architectural Review Board. The Board of Supervisors may consult with the HARB for properties within the TC District that are outside the Historic District, but the Historic District procedures shall not be applied in that case.
No specific architectural style shall be imposed on applicants. Factors to be considered by the Board of Supervisors are:
If a lot is being redeveloped, can the existing structures be used? Preference is given to the reuse of existing structures rather than removal and building new structures.
Franchise architecture, used by national or chain companies, is discouraged in favor of reusing existing building or designs that reflect the architecture of Sycamore Street. Use of design, materials, color, lighting, texture, mass or roofline designed to serve as an advertisement or commercial display do not meet the standards of the Township and shall not be approved. Franchise logos may be included in signage that meets ordinance requirements.
[Amended effective 11/25/2002 by JMZO Ord. 2002-1, Article IV; adopted 11/20/2002. Amended effective 11/25/2002 by JMZO Ord. 2002-13, § 1.Q; adopted 11/20/2002. Readopted effective 6/23/2007 by JMZO Ord. 2007; adopted 6/18/2007.]
In TC-2 Town Commercial Districts, the following regulations shall apply:
Single Family Detached Dwelling, use B-1.
The following uses when accessory to an existing residential use: H-1, H-2, H-3, and H-8.
Office, use D-1, with a maximum size of 5,000 square feet of gross floor area.
Retail Shop, use E-1, with a maximum size of 5,000 square feet of gross floor area.
Specialty-Cultural Shopping Facility, use E-14. Use E-14 may include, in addition to those uses specifically listed in § 803.E-14, any use permitted within the TC-2 district, which uses shall be subject to all conditions of Article VIII and of this Article.
Commercial Conversion, use E-16, except that in the TC-2 district only uses D-1 Professional Services, D-3, Office, E-1 Retail, and E-3 Service Business shall be permitted as Commercial Conversions.
Terminal/Transportation Center, use F-3 In the TC-2 district, Use F-3 shall be governed by the following criteria. A terminal/transportation center shall include a railway station, bus station, airport, or heliport, provided:
The use shall be designed for passenger commuter service. Maintenance and rail yards for the sole purpose of over-night storage of trains or buses shall not be permitted.
Accessory uses may include a parking garage, a park and ride lot, jitney service, and convenience retail uses. Convenience retail uses shall be limited to not more than 3,000 square feet of total floor area. One accessory convenience retail use shall be permitted at a rail station use.
Access shall be taken from the highest order street adjacent to the site.
Lighting shall conform to the requirements of the Newtown Township Subdivision and Land Development Ordinance.
Stormwater management facilities shall be designed to conform to the requirements of the Newtown Township Subdivision and Land Development Ordinance and all other applicable codes and ordinances.
Parking. For a railway station, no less than the number of off- street spaces required for 30% of the projected ridership or a greater number as determined by the municipal planning commission and governing body. For a bus station, airport or heliport, the number of off-street parking spaces shall be adequate as determined by the municipal planning commission and governing body. For an accessory jitney service, one off-street parking space for each full-time employee on the largest shift, plus one space for each company vehicle parked on the site. For an accessory convenience retail use, no less than one off-street parking space for every 200 square feet of gross floor area.
Communications Towers, use 1-3.
Sides (both)
(Uses E-14 or F-3)
The front yard of a proposed building may be decreased in depth to the average alignment of the existing buildings within 300 feet on either side of the proposed building, provided that the building shall extend no closer than five feet to the future right-of-way.
Accessory Buildings. Except buildings accessory to an existing residential use, all accessory buildings shall be located in conformance Ordinance.
Special Regulations and Conditions Applicable to All Conditional Uses.
The temporary sale of merchandise in front of the premises may be permitted only as a seasonal sale or a seasonal sidewalk sale.
All new construction shall not exceed the average area, bulk, and height of the adjacent structures within the district by more than 50%, except in the case of E-14 and Terminal (F-3) where the average of the total area of development may exceed the limit on area specified herein. However, the requirements of § 604.B shall be met.
Reduction of Nonresidential parking requirements - Refer to § 1001.G of this Ordinance.
For the TC-2 district along an arterial or collector road, no parking shall be permitted within the front yard for any nonresidential use and no parking shall be permitted in front of the building of any nonresidential use.
Requirements for use E-14, Specialty Cultural Shopping Center.
There shall be no more than two points of vehicular access to the main road serving the facility.
The design and architecture of the center shall be subject to review by the Board of Supervisors and shall be consistent with the architecture of the area, in keeping with the purpose of this district.
Except for properties with access only to an arterial road, access shall be from a street lower in the street hierarchy established by Township Ordinance.
Pedestrian circulation by means of a sidewalk shall be provided along the arterial or collector road from which these uses take access.
Compliance. The requirements of the TC-2 Town Commercial District shall be in compliance with the requirements for VC Village Commercial contained within the Joint Municipal Zoning Ordinance for:
ARTICLE IX, ENVIRONMENTAL PERFORMANCE STANDARDS
ARTICLE X, DESIGN REGULATIONS
ARTICLE XI, SIGNS