The purpose of this district is to provide an environment for the establishment of a variety of uses, including offices, laboratories and light industrial establishments in a campus-like setting. The provisions of the district are intended to promote the following:

   (a)   Effective transition from adjacent development and reduction of development impacts through the use of screens, buffers and landscaping;

   (b)   Efficient use of land and service for a variety of uses by sharing of parking and loading facilities, common-access drives and other facilities; and

   (c)   Project unity, through a single architectural theme or compatible themes.

(Ord. 896, passed 12-21-2011)

   (a)   A tract developed as an office park shall be individually owned, or be the subject of a single application filed jointly by the owners of the entire tract.

   (b)   The entire tract shall be developed as a single project under a single development plan with a single application.

   (c)   Development is permitted lot by lot or on an overall tract-wide basis and shall be free from impacts of noise, glare, smoke, vibration and similar nuisances.

   (d)   Each building shall be constructed on a lot of not less than two acres. More than one building may be placed on a lot only if such lot contains two acres of land for each building.

   (e)   A subdivision or land development plan shall contain a minimum tract size of ten acres. No lot on the subdivision or land development plan shall be less than two acres.

(Ord. 896, passed 12-21-2011)

   Land, buildings or premises shall be used by right for only one or more of the following uses:

   (a)   Office or office building;

   (b)   Light industrial establishment;

   (c)   Warehouse or distribution facility; and

   (d)   Testing or experimental laboratory.

(Ord. 896, passed 12-21-2011)

   The following uses shall be permitted by special exception subject to the provisions of Chapters 1254 and 1290 and the specific sections listed below:

   (a)   Large collection facility for recycling, subject to § 1290.08;

   (b)   Group day care facility subject to § 1290.15;

   (c)   Child day care center, subject to § 1290.05; and

   (d)   Any use of the same general character as any of the uses hereinbefore specifically permitted when authorized as a special exception by the Zoning Hearing Board; provided, however, that before any application for a special exception shall be filed with the Zoning Hearing Board for any use alleged to be of the same general character as the uses hereinbefore specifically permitted, an application shall be first filed with the Board of Township Commissioners which shall determine that the use requested is of the same general character as the uses specifically permitted and is reasonably unlikely to create any substantial amount of noise, vibration, smoke, dust, odors, heat, glare and other objectionable influences. The Board shall approve the application, and the applicant shall then file an application for special exception with the Zoning Hearing Board, attaching to such application a copy of the application filed with the Board of Township Commissioners and a statement of the action taken by the Board on such application. No special exception shall be permitted for a use for which the application has been refused by the Board of Commissioners.

(Ord. 896, passed 12-21-2011)

   (a)   Accessory uses shall be as follows:

      (1)   Restaurant, cafeteria, coffee shop or tobacco shop;

      (2)   Mail service, secretarial service;

      (3)   Beauty or barbershop;

      (4)   Storage;

      (5)   Recreational facilities for occupants or employees;

      (6)   Living quarters for watchmen;

      (7)   Off-street parking subject to Chapter 1284;

      (8)   Signs, subject to Chapter 1282; and

      (9)   Small collection facility for recycling, subject to § 1290.08.

   (b)   Accessory uses provided in subsections (a)(1) to (a)(4) above shall be for the use of the occupants and employees or their clients or customers, and shall be housed in one of the principal buildings of the development.

(Ord. 896, passed 12-21-2011)

   Unless specifically stated otherwise, the following shall be minimum requirements:

   (a)   Area for subdivision/land development and planning purposes, ten acres;

   (b)   Tract frontage, 600 feet on collector or arterial road;

   (c)   Building setback:

 

 

   (d)   Distance between buildings, 35 feet when there is more than one building on a lot; and

   (e)   Height, two stories or 35 feet, maximum.

(Ord. 896, passed 12-21-2011)

   (a)   Buffer areas.

      (1)   The following buffer areas, which shall be devoted only to ground cover, planting, or a freestanding sign as permitted in Chapter 1282 shall be observed:

 

 

      (2)   Buffer areas may be part of the setbacks/yards required in § 1272.06.

      (3)   If land in the buffer area is naturally wooded, it may continue in its natural state. Maximum use should be made of existing trees and other plantings.

   (b)   Coverage. Not more than 30% of the area of the tract or of the lot (in the case of lot-by-lot development) shall be occupied by buildings and not more than 70% of the tract or lot shall be covered with impervious surfaces.

   (c)   Planted buffer. Within the buffer area adjacent to residential districts required in subsection (a)(1) above, there shall be a planted buffer which shall be at least six feet high at the time of planting, as defined in § 1250.07.

   (d)   Landscaping.

      (1)   Landscaping shall be provided in accordance with a landscaping plan reviewed by the Township Engineer, Planning Commission and Board of Commissioners.

      (2)   Landscaping consisting of shrubs, trees or other ground cover shall be provided in high visibility areas such as along the exterior and interior roads, between the principal buildings, between individual parking areas, and to break up continuous rows of parking as noted in subsection (f)(2) below.

   (e)   Walkways. Walkways shall be provided to connect building entrances and parking areas. Such walkways shall not be less than four feet wide.

   (f)   Parking.

      (1)   Parking shall comply with Chapter 1284.

      (2)   There shall be not more than 20 parking spaces in a row. At such intervals there shall be a planted area, the size of not less than one parking space. Such area shall contain a shade tree which shall be not less than three inches in caliper at the time of planting.

   (g)   Streets. Streets in the Planned Business Campus District shall be either held in private ownership or dedicated to the township. Such streets shall have right-of-way widths of 50 feet and a cartway width of 32 feet.

   (h)   Storage. Storage shall be in a completely enclosed structure or area in conjunction with a permitted use.

   (i)   Refuse. All organic refuse or trash of any kind shall be contained in closed, rigid and vermin-proof containers which shall be fully screened.

   (j)   Signs. Signs shall comply with Chapter 1282.

   (k)   Performance standards. All uses shall comply with the performance standards in Chapter 1280.

   (l)   Covenants. At the time of submittal of final development plans, the applicant shall provide the Township Solicitor with copies of the covenant regulating the planned business campus development. Such covenant shall describe the organization of the governing board for the development and the general policies for its operation and enforcement. Such covenant shall also address specific items, including, but not limited to, architectural form, signage, landscaping and the like.

(Ord. 896, passed 12-21-2011)