(A) Statement of purpose. The GB General Business District is intended to permit a wide range of business and entertainment activities. The permitted uses would serve not only nearby residential areas, but also people further away for types of businesses and services usually found in major shopping centers and central business districts at the juncture of principal streets. These uses would generate larger volumes of vehicular and pedestrian traffic and may be characterized by an integrated or planned cluster of establishments served by a common parking area. Alternatively, the districts may also be located along state, or other major thoroughfares, where the sites are easily accessible to large volumes of traffic. The GB Districts in the township would reflect major existing shopping concentrations, other commercial uses along major highways and desired future commercial centers as proposed in the Comprehensive Master Plan that are needed to serve adequately the future population of the township.
(B) Permitted uses. In all GB, General Business Districts, no building or land shall be erected or used except for one or more of the following uses. The parenthetical number (000000) listed by each use is taken from the North American Industry Classification System (NAICS), 1997 (published by the U.S. Office of Management and Budget) and is intended to provide a general guide of uses intended under each heading. However, where it is determined by the Planning Commission that the effects of a listed use may tend to extend beyond the site, then special land use approval shall be required. Any business or use proposing a drive-through facility shall only be considered under special land use approval procedures:
(1) All principal permitted uses in the O Office District, subject to all requirements for such uses in zoning districts where first permitted;
(2) Hardware store (444130);
(3) General merchandise and variety stores (452990);
(4) Convenience food stores (445120);
(5) Specialty food retail stores (including dairy product store (445299);
(6) Doughnut shops and ice cream parlors (722213);
(7) Candy, nut and confectionary store (445292);
(8) Drug stores (446110);
(9) Beauty shop (812112);
(10) Barber shop (812111);
(11) Coin-operated laundries and dry cleaning (812310);
(12) Banks, credit union offices, savings and loan associations (522110 - 522130), stock brokerage, branch offices of the same and similar uses;
(13) Florists (453110);
(14) Miscellaneous retail stores:
(a) Beer, wine and liquor stores (445310);
(b) Sporting goods store and bicycle shop (451110);
(c) Bait shops;
(d) Book store (451211)(453310);
(e) Stationery store (453210);
(f) Jewelry store (448310);
(g) Hobby, toy and games shop (451120);
(h) Gift, novelty and souvenir shop (453220);
(i) Luggage, and leather goods store (448320);
(j) Sewing, needlework and piece goods store (451130); and
(k) News dealers and newsstands.
(15) Paint and wallpaper stores (444120);
(16) Electronic shopping and mail-order houses (454110), only in conjunction with a retail showroom;
(17) Meat (445210) and fish (445220) markets;
(18) Fruit store and vegetable market (445230);
(19) Retail baked goods stores (445291), including bakery with product made on the premises for immediate consumption (722213);
(20) Apparel (4481) and accessory store (448150);
(21) Furniture, home furnishings and equipment store (442);
(22) Eating and drinking places (722110) except drive-in, fast food or carry-out restaurants (722211), and except those adult-oriented entertainment uses permitted after special approval as provided in division (C)(10) below;
(23) Miscellaneous retail stores (453), except manufactured (mobile) home dealers (453930), see § 154.061(D);
(24) Real estate and developer office (531);
(25) Personal services (8121), except escort services (812990), massage parlors and tattoo parlors (812199) or any other adult service or business regulated under § 154.061(C)(10);
(26) Business services (54, 55, 561), except display advertising services (541850);
(27) Electrical repair shops (8112);
(28) Watch, clock and jewelry repair (811490);
(29) Re-upholstery and furniture repair (811420);
(30) Small repair shop (8114), except blacksmith, boiler repair, cesspool cleaning, brick cleaning, horseshoeing, motorcycle repair, replating, septic tank cleaning and tractor repairing;
(31) Videotape, DVD and CD rental shop (532230), except rental of adult video, DVD and CD pictures or movies;
(32) Membership organizations (813410), including community service clubs;
(33) Medical office, including clinics, but not animal clinics;
(34) Museums (712110) and art galleries (453920);
(35) Art shops and photographic studios (except those defined as adult entertainment uses, and interior decorating studios;
(36) Personal service establishments including health salons (except those defined as adult entertainment uses);
(37) Commercial services: offices and showrooms of plumbers, electricians, decorators or similar trades. The ground floor premises facing upon and visible from any abutting street shall be used only for pedestrian entrances, offices or display. All storage of material or any incidental repair or fabrication shall be within the confines of enclosed buildings;
(38) Temporary outdoor sales: the temporary outdoor display and sale of live plants, cut flowers or Christmas trees, which are not part of an otherwise approved open-air business (see § 154.061(C) and § 154.126), provided the display or sale is for a period of not more than 60 days per year and is in accordance with § 154.061(D);
(39) Other similar uses not permitted elsewhere, as determined by the Planning Commission;
(40) Accessory buildings to any use herein;
(41) Accessory uses to any use herein;
(42) Temporary buildings pursuant to the establishment of a permanent building and permitted use subject to § 154.153; and
(43) Accessory signs in accordance with § 154.025.
(C) Special approval land uses. Special approval land uses are permitted subject to the procedures set forth in §§ 154.090 through 154.098, which include a public hearing. A site plan is required for all special approval uses (§ 154.150), except as otherwise provided herein. Section 154.095 provides general standards to guide action by the Township Planning Commission. For a specific land use, additional standards are specified in §§ 154.099 through 154.135 and in this section below. The parenthetical number (000000) listed by each use is taken from the North American Industry Classification System (NAICS), 1997 (published by the U.S. Office of Management and Budget) and is intended to provide a general guide of uses intended under each heading:
(1) Nursery school, day nursery and child care center as provided in § 154.117;
(2) Lumber and other building materials dealers (444190) as provided in § 154.103;
(3) Open air business uses;
(4) Open air sale of mobile homes and manufactured home dealerships (453930), recreational vehicles (441210), motorcycles (441221) or other motor vehicle sales areas (other than trucks, automobiles and homeowners’ gardening equipment and the like) as provided in § 154.126;
(6) Passenger car rental and leasing (53211);
(7) Department stores (452110) and warehouse clubs and superstores (452910);
(8) Gasoline service stations (447) as provided in § 154.122;
(9) Drive-in, fast food or carry-out restaurants (722211), provided in § 154.127;
(10) Adult bookstores, adult motion picture theaters, massage parlors (812199), nude modeling studios and premises for nude entertainment, all subject to the following regulations:
(a) It shall be unlawful to establish any adult bookstore, adult motion picture theater, massage parlor, nude modeling studio or premises for nude entertainment except in the GB General Business District;
(b) No like uses may be permitted in the GB General Business District, within 225 feet (as measured from the nearest lot line of the protected use to the location of the proposed use) of any: dwelling; district zoned A/R, R-1A, R-1B, R-1C or R-2; church, school, playground or youth center;
(c) Any of the above stated adult entertainment uses shall not be located within a 1,000-foot radius (as measured from the nearest lot line of the protected use to the nearest lot line of the location of the proposed use) of any other like use; and
(d) Public display (visible from the exterior) of merchandise for sale or viewing shall be prohibited.
(11) Direct selling establishments (4543) including fuel dealers and bottled water providers;
(12) Hotels and motels (721110), and tourist courts as provided in § 154.108;
(13) Personal services (812199) not previously described as a permitted use in this district;
(14) Motor vehicle repair and service facilities not previously described as permitted uses in this district (8111), as provided in § 154.123, except car washes (811192);
(15) Repair services not previously described as permitted uses in this district (811);
(16) Motion picture theaters (512131), except drive-in theaters (512132);
(17) Outdoor theaters, including drive-in theaters (512132), (except adult motion picture theaters) as provided in § 154.100;
(18) Theatrical producers (711310) and dinner theaters (711110);
(20) High-pressure gas or high-voltage (120 kV or greater) electric transmission lines as provided in § 154.099;
(21) Telephone exchanges, and static transformer stations, gas regulator stations and other utility provider buildings as provided in § 154.106;
(22) Motor vehicle washing, conveyor or non-conveyor type (811192) as provided in § 154.121;
(23) Mini-warehouses (531130) used to provide temporary storage needs for businesses, apartment dwellers and other individuals on a self-service basis as provided in § 154.131;
(24) Retail nurseries, lawn and garden supply stores (444220);
(25) Supermarkets and other grocery stores (445110) except convenience stores (445120);
(26) Dance halls (713990), studios (541430) and schools (611);
(27) Flea markets (453310) in accordance with division (D) below; and
(28) Particular uses listed under division (B) above as permitted uses, where it is determined by the Planning Commission that the effects of the particular use will extend beyond the site.
(D) Required conditions.
(1) Outdoor display of merchandise shall be limited as noted in divisions (B) and (C) above, except for open-air display uses approved by the Planning Commission;
(2) Outdoor display of merchandise shall be kept back at least 80 feet from the centerline on all roads;
(3) Outdoor storage shall be limited to the side or rear yard and totally enclosed with view-obscuring screening as specified by the Planning Commission based on § 154.018, when adjacent to any residential district or open to public view;
(4) Off-street parking and loading in accordance with § 154.023; and
(5) Vehicle ingress and egress using local thoroughfares with less than a 66-foot right-of-way shall be prohibited, unless the commercial property owner proposes a remedy approved by the Planning Commission as part of site plan review. (See § 154.150.) The intent is to minimize the impact of commercial development on residential streets that are too narrow to handle increased traffic volumes. This provision is applicable when a site plan is presented for all new construction on a parcel or for renovation affecting more than 50% of the footprint of the existing primary structure. In reviewing an applicant’s proposal for vehicular access to the commercial property via adjacent local thoroughfares, the Planning Commission shall consider whether:
(a) The proposed plan for access results in a county-approved road width for the portion of the local thoroughfare to be used for access;
(b) The proposed plan provides turning lanes from and to an adjacent major, secondary or collector thoroughfare, thereby reducing the impact of increased traffic on the local residential thoroughfare;
(c) The proposed plan provides for safe, non-motorized traffic along adjacent portions of any local thoroughfare involved in the plan;
(d) The site plan shows measurements, construction details and planned signage relating to any proposed entrances and turning lanes; and
(e) In the case of a private road (local thoroughfare) being used, the applicant has proposed a workable, long-term method and/or schedule of providing for the future maintenance of any widened portion or portions of the local thoroughfare, the implementation of which plan shall be a condition of approval.
(E) Area, height and placement requirements. The building, height, lot coverage, floor area, lot size and setbacks shall be determined in accordance with the schedule of regulations set forth in § 154.063.
(Ord. passed 6-28-2006)