Conshohocken City Zoning Code
PART 15
SP-1 AND SP-2 - SPECIALLY PLANNED DISTRICTS ONE AND TWO
§ 27-1501 Declaration of Legislative Intent.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005; and by Ord. No. 08-2022, 4/20/2022]
It shall be the purpose of the Specially Planned District Nos. 1 and 2 (hereinafter "SP-1 District" or "SP-2 District") to provide for the orderly development of major business and commerce areas of the Borough of Conshohocken, in accordance with the objectives, policies, and proposals of the Comprehensive Plan and other approved Borough plans, including, but not necessarily limited to, the Redevelopment Plan and the Floodplain Conservation District Regulations. The development of these districts shall be directed by the plans and redevelopment proposals heretofore shown in the Comprehensive Plan and studies, which may subsequently follow and be approved. The logical and timely development of land for business purposes is herein a stated purpose of these districts. In addition, it is a purpose of these districts to recognize the unique relationship of the districts to the entrance to the Borough and of the districts to the bordering natural resources, including the river and views of the hills beyond the river. The districts propose to permit a uniformity of design and to ensure the orderly arrangement of buildings, land uses, and parking areas, and all construction hereafter proposed for these areas shall be related to this objective. The purpose of these districts is also to encourage a mix of uses, a variety of heights, additional employment, and to provide for the protection of the storage capacity and flow of floodwaters. The architectural and design arrangements of buildings are encouraged to conform to the general character and plans of the SP Districts 1 and 2.
§ 27-1502 Use Regulations.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
A building may be erected, altered, or used, and a lot may be used or occupied for any of the following uses and no other:
A.
Office building.
B.
Hotel/motel and meeting room facilities when ancillary and subordinate to the hotel/motel.
C.
Public or private parking lots, excluding motor vehicle junkyards.
D.
Recreational, open space, river-oriented recreation and marina.
E.
Public terminal, train station, or taxi stands.
F.
Parking garages.
G.
Accessory uses.
H.
Retail establishment.
I.
Municipal building or community facility.
J.
Bank or other financial institution.
K.
Restaurant, excluding drive-in or drive-through type.
L.
Personal service shop.
M.
Movie theater.
N.
Fitness center, health club, or racquet club.
O.
Any use of the same general character as any of the uses above is permitted when authorized as a special exception.
P.
The following uses shall be permitted by conditional use:
(1)
Helipad.
[Amended by Ord. 5-2013, 8/7/2013]
(a)
Application can be made for a helipad as defined above as a conditional use upon the approval of the Borough Council subject to the provisions listed below. Said application shall include plans and data demonstrating compliance with the following provisions:
1)
The proposed helipad will not be detrimental to the health, safety, and welfare of persons and properties neighboring the area of use.
2)
The proposed helipad is licensed by the Bureau of Aviation of the Pennsylvania Department of Transportation.
3)
Fencing, which does not interfere with the landing of the helicopters, shall be required by the Borough Council whenever necessary to restrict pedestrian access to the landing area.
4)
No helipad shall be located closer than 100 feet from the property line of the parcel on which it is to be located or 200 feet from a residential district.
(4)
Adult uses, in the SP-1 District only, provided that they comply with the following specific standards, and Part 8, General Regulations, § 27-826, of this Chapter:
[Added by Ord. 5-2013, 8/7/2013]
(a)
No such adult uses shall be allowed within 1,000 feet of another adult use.
(b)
No such adult use shall be located within 300 feet of any residential district.
(c)
No such adult use shall be located within 750 feet of any preexisting school or place of worship, or park, playground or recreational facility.
(d)
All adult uses shall conform to the off-street parking and loading and sign regulations of this Chapter.
(e)
All adult uses shall conform to the dimensional regulations and additional development regulations contained in this Chapter.[3]
[3]
Editor's Note: Former Subsection Q, regarding residential uses, as amended by Ord. No. 5-2013, 8/7/2013, which immediately followed this subsection, was repealed by Ord. No. 08-2022, 4/20/2022.
§ 27-1503 Height Regulations.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005; and by Ord. 5-2013, 8/7/2013]
1.
The highest elevation of any building shall be 85 feet. For buildings with flat roofs, building height is measured from grade to the top of the building wall, excluding parapets of not more than eight feet. For buildings with pitched roofs, building height is measured from grade to the midpoint of the slope. The height excludes aerials, communication towers, or the like, as well as elevators, machine rooms, cooling towers, and their enclosing walls.
2.
Notwithstanding any other provision of this Part, building height may be increased to 250 feet by conditional use, provided that the following conditions are met:
B.
The maximum impervious surface coverage on the lot shall be not more than 60%;
C.
A minimum of 15% of the lot shall be devoted to green space, excluding all impervious areas;
D.
Not more than 5% of the required parking shall be permitted in surface parking areas on the lot;
E.
The design of the proposed building must be submitted to the Borough Design Review Committee for review and approval prior to conditional use approval;
F.
The plan must include riverfront access deeded to the Borough in perpetuity providing unrestricted public access to the riverfront areas in perpetuity;
H.
Maximum floor area ratio of 2.5 for all uses, excluding parking garages, may be permitted.
3.
Notwithstanding any other provision of this Part, building height may be increased to 230 feet by conditional use, provided that the following conditions are met:
[Added by Ord. 02-2017, 3/15/2017]
A.
The building must be located in the SP-2 Zoning District.
B.
The building must be located on a lot, parcel or tract of at least eight acres.
C.
The building must be located within 2,000 feet of a Septa rail station.
D.
The development must include an amenity or amenities available for use by the public, such as an amphitheater or other similar amenity suitable for large gatherings and community events.
§ 27-1504 Areas.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
For the uses listed in this part, there shall be provided and maintained a lot area, yards, and open spaces not less than prescribed in this part.
A.
Floor Area Limitations in SP-1 District:
(1)
Maximum floor area ratio (FAR): 0.95. Floor area limitations within use categories, excluding parking garages, shall be based on the following percentages of the maximum FAR:
[Amended by Ord. 5-2013, 8/7/2013]
Use | Percentage of Maximum FAR |
|---|---|
Office and/or hotel | 80% |
Retail and other permitted uses | 20% |
(2)
The total floor area of all buildings excluding parking garages, shall not exceed the area of the lot except under the following conditions:
(a)
That two or more lots are involved in land development or subdivisions, and that those lots are all located within the SP-1 District.
(c)
In any such land development or subdivision, the apportioned gross floor area for each lot shall be stipulated on the subdivision plan and in the deed indenture.[2]
[2]
Editor’s Note: Former Subsection A(3), regarding the transfer of floor area between districts, which immediately followed this subsection, was repealed by Ord. 5-2013, 8/7/2013.
B.
Floor Area Limitations in SP-2 District.
[Amended by Ord. 5-2013, 8/7/2013]
C.
Open Space in SP-1 District.
(1)
Purpose: the intent of the open space provision is to provide year-round opportunities for outdoor recreation within the district, provide visual relief within the built environment, and facilitate circulation for pedestrians to and throughout the district.
(2)
Area: a minimum of 15% of each lot within the district shall be provided and maintained as open space. Required setbacks from roadways and ultimate rights-of-way may be included as part of the required open space if such setback areas are landscaped and designed to fulfill the intent of this Section. Open space shall be restricted from further subdivision and development by a restriction in a deed and/or by a conservation easement.
[Amended by Ord. 5-2013, 8/7/2013]
(3)
Use: open space shall include walkways or sidewalks to provide safe and convenient pedestrian linkages between this area and the remainder of the Borough, and to and throughout the riverfront area.
(4)
Coverage: a maximum of 25% of the open space area may be devoted to walkways, plazas, or other paved or impervious surfaces.
(5)
Landscaping: to ensure that parks, plazas, and walkways have clearly defined borders, peripheral tree lines, sitting walls, planters, or other similar treatment along the edges shall be provided.[3]
[3]
Editor’s Note: Former Subsection C(6), regarding the transfer of open space requirements between lots, which immediately followed this subsection, was repealed by Ord. 5-2013, 8/7/2013.
D.
Riverfront Access and Open Space in SP-2 District.
(1)
Purpose: the intent of the riverfront access and open space provision is to provide year-round opportunities for outdoor recreation within this district, provide visual relief within the built environment and facilitate circulation for pedestrians to and throughout these districts.
(2)
Area: a minimum of 15% of each lot within this district shall be provided and maintained as open space. Slopes along roadways and the riverbank may be included as part of the required open space if such areas are landscaped and designed to fulfill the intent of this Section. Open space shall be restricted from further subdivision and development by a restriction in a deed and/or by a conservation easement.
[Amended by Ord. 5-2013, 8/7/2013]
(3)
So long as the landowner is immune from liability pursuant to the Recreational Use of Land and Water Act, 68 P.S. 477-1 et seq.:
(a)
For every development within the SP-2 District, there shall be twenty-four-hour daily emergency (i.e., fire and police) and dawn to dusk public access between Washington Street and the riverfront trail. Required public access must be provided via an easement or public right-of-way, recorded on the land development plans.
(b)
There shall also be twenty-four-hour daily public access for walking, fishing, and sitting at the riverfront area between the extension of Ash Street and the eastern boundary of the SP Districts at the riverfront via a walkable surface installed at the top of the riverbank as developed.
(c)
There shall be public access Monday through Friday from 6:00 p.m. until dusk and weekends and holidays from dawn until dusk for walking, fishing, and sitting in a designated riverfront strip from Fayette Street to the eastern boundary of the SP Districts at the riverfront via a walkable surface installed at the top of the riverbank as developed.
(4)
Transfer of open space between lots within the SP-2 District shall be permitted by the Borough Council with conditional use approval subject to the following specific standards:
[Amended by Ord. 5-2013, 8/7/2013]
(a)
Lots for which the transfer is proposed must be contiguous.
(b)
All lots must be part of a common, unified and single land development application.
(c)
The aggregate of all open space area must be equal to 15% of the total aggregate lot area of those lots contained in the common, unified and single land development application.
(d)
For lots with frontage on the Schuylkill River, the open space must be provided along the riverfront area.
(e)
Open space must be preserved in perpetuity through a conservation easement or transferred in fee simple to the Borough, as may be required by the Borough.
(5)
No lot shall be developed with a parking structure fronting parallel to the Schuylkill River, nor shall a parking structure be located on any lot area between the primary structure and the Schuylkill River.
[Added by Ord. 5-2013, 8/7/2013]
E.
Minimum Lot Area.
(1)
In SP-1 District, the average area of all lots or subdivisions within the district shall be a minimum of three acres, and the minimum area of any one lot shall be one acre.
(2)
In SP-2 District, the average area of all lots or subdivisions within the district shall be a minimum of two acres, and the minimum area of any one lot shall be one acre.
F.
Impervious Coverage.
[Amended by Ord. 5-2013, 8/7/2013]
§ 27-1505 Setback Regulations.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
The following setback shall apply for any building, including parking garages, except where specifically excluded:
A.
In SP-1 District.
(1)
The minimum building setback from the Fayette Street Bridge shall be 90 feet from the center line of the bridge.
(2)
The minimum building setback shall be 15 feet from ultimate roadway right-of-way, and 25 feet from the curbline of any private or internal drive.
[Amended by Ord. 5-2013, 8/7/2013]
(3)
Building Separation.
[Amended by Ord. 5-2013, 8/7/2013]
(a)
On lots measuring between one and two acres in area, buildings and parking structures shall not be located closer than 40 feet from an adjacent building or parking structure located on the same lot or parcel. The area between buildings shall not be composed entirely of impervious surfaces and shall be designed to include sidewalks, planted verge, landscaping and other green space.
(b)
On lots measuring over two acres in area, buildings and parking structures shall not be located closer than 30 feet from an adjacent building or parking structure located on the same lot or parcel, and not located closer than 75 feet from an adjacent building or parking structure located on the same lot or parcel if there is surface parking between the buildings or parking structures. In each event, the area between buildings shall not be composed entirely of impervious surfaces and shall be designed to include sidewalks, planted verge, landscaping and other green space.
(4)
No building setback is required from a railroad right-of-way or from any roadway right-of-way where it is adjacent to such railroad.
(5)
All requirements of Part 17, Floodplain Conservation District (FP), still apply in SP-1 District.
B.
In SP-2 District.
(1)
The minimum building setback from the Fayette Street Bridge for any structure or building containing structured parking shall be zero feet. The minimum building setback from the Fayette Street Bridge for any structure or building not containing structured parking shall be 90 feet from the center line of the bridge.
[Amended by Ord. 5-2013, 8/7/2013]
(2)
The minimum building setback shall be 15 feet from ultimate roadway right-of-way, and 25 feet from the curbline of any private or internal drive.
[Amended by Ord. 5-2013, 8/7/2013]
(3)
Buildings and parking structures shall not be located closer than 30 feet from an adjacent building or parking structure located on the same lot or parcel, and not located closer than 75 feet from an adjacent building or parking structure located on the same lot or parcel if there is surface parking between the buildings or parking structures. In each event, the area between buildings shall not be composed entirely of impervious surfaces and shall be designed to include sidewalks, planted verge, landscaping and other green space.
[Amended by Ord. 5-2013, 8/7/2013]
(4)
No buildings, structures or parking areas shall be built within 50 feet of the top of the bank of the Schuylkill River.
[Amended by Ord. 5-2013, 8/7/2013]
(5)
No building setback is required from a railroad right-of-way or from any roadway right-of-way where it is adjacent to such railroad.
(6)
All requirements of Part 17, Floodplain Conservation District (FP), still apply in SP-2 District.
§ 27-1506 Landscaping.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
A landscape plan shall be submitted to the Borough Council for review and approval. Use of native plant materials and naturalistic design is encouraged to the fullest extent possible. The landscape plan shall reflect the following detailed criteria:
A.
In SP-1 District.
(1)
Shade trees shall be provided along all streets where there are no existing shade trees, at a minimum distance of two feet beyond the right-of-way. No less than one two-and-one-half-inch caliper tree shall be planted for each 40 feet of roadway length (excluding service roads and roads through parking lots). However, it is recommended that shade trees be grouped where appropriate in accordance with site needs and objectives in addition to those along public streets and private or internal drives.
[Amended by Ord. 5-2013, 8/7/2013]
(2)
The outer perimeter of all surface lots shall be buffered with a landscape area at least five feet in width. This area shall contain at least three two-inch caliper trees per 100 linear feet, shrubs and mounding through the use of earthen berms.
(3)
All parking lots shall be landscaped. For each 24 spaces, there shall be a total of 980 square feet of planting area. Each planting area shall include a minimum of three two-and-one-half-inch caliper trees, seven shrubs, and 100% ground cover. For areas with a fraction of 24 spaces, there shall be a proportional amount of planting area. The minimum dimension of any planting area is eight feet.
[Amended by Ord. 5-2013, 8/7/2013]
(4)
Parking areas shall be separated from internal collector drives by a landscaped area of at least 15 feet in width, which shall accommodate a sidewalk, planting verge with shade trees, and a buffer.
[Amended by Ord. 5-2013, 8/7/2013]
(5)
Landscaping and planting areas shall be reasonably dispersed throughout the surface parking lots.
(6)
All buildings, including parking garages, shall be landscaped with a combination of evergreen and deciduous trees and shrubs to be used as a foundation planting, i.e., plantings to be installed in proximity to the facades.
(7)
Additional landscaping shall be provided on the top level and along the exterior walls of all parking garages, along walkways, in court-yards, around sitting areas, at the entrance to the site and in other highly visible locations.
(8)
The above design criteria is intended to develop a standard whereby adequate landscaping is included in the development. The criteria are not intended to strictly direct the location of this landscaping.
B.
In SP-2 District.
(1)
Shade trees shall be provided along all streets where there are no existing shade trees, at a minimum distance of four feet beyond the edge of the roadway. No less than one two-and-one-half-inch caliper tree shall be planted for each 40 feet of roadway length (excluding service roads and roads through parking lots). However, it is recommended that shade trees be grouped where appropriate in accordance with site needs and objectives in addition to those along public streets and private or internal drives.
[Amended by Ord. 5-2013, 8/7/2013]
(2)
Parking areas shall be separated from internal collector drives by an area at least 15 feet in width that shall accommodate a sidewalk, planting verge with shade trees, and a buffer. Parking areas shall be separated from internal collector drives by a landscaped area at least five feet in width if such area between parking areas and internal collector drives is at a slope of 4:1 or steeper.
[Amended by Ord. 5-2013, 8/7/2013]
(3)
All surface parking lots shall have a shade tree, with a caliper of two- to two-and-one-half-inch, at the ends of each single row of cars with at least one tree for every 48 spaces.
(4)
All buildings shall be landscaped with a combination of evergreen and deciduous trees and shrubs to be used as a foundation planting, i.e., plantings to be installed in proximity to the facades.
(5)
The above design criteria are intended to develop a standard whereby adequate landscaping is included in the development. The criteria are not intended to strictly direct the location of this landscaping.
C.
The landscaping plan shall be drawn at a scale of at least one inch equals 50 feet, zero inches. It shall be totally coordinated with the overall site plan and shall be contain the following:
(1)
A delineation of existing and proposed plant materials.
(2)
A delineation of other landscape features including planting beds to be used for herbaceous plants, spaces to be devoted to courtyards and sitting areas, areas to be devoted to open lawns and other site amenities of the proposed development, such as pacing, site lighting, signs, kiosks, benches, street furniture, etc.
(3)
A plant list wherein the botanical and common names of proposed plants are tabulated, along with the quantity, caliper, height, and other characteristics.
(4)
Details for the planting and staking of trees, and the planting of shrubs, and any other details which depict other related installations such as walks, fences, trash receptacles, tree grates, etc.
(5)
Information in the form of notes or specifications concerning the proposed design of the site development. Such information shall convey the proposals for paving, seeding, sodding, mulching, and the like.
§ 27-1507 Application and Review of Development Proposals.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
1.
For all proposed development within the SP Districts 1 and 2 a tentative sketch plan shall be submitted, as defined in the Subdivision and Land Development Ordinance [Chapter 22] with the following information also to be shown:
A.
A site plan showing the location of all present and proposed buildings, drives, roadways, proposed traffic patterns, parking lots, pedestrian walk-ways, and other constructed features on the lot; all designated open space and open space/recreation facilities; and all buildings, alleys, highways, and other topographic features within 200 feet of any line.
B.
Architectural plans for any proposed buildings in adequate detail to indicate building setback, footprint dimensions, building heights, and building mass.
C.
Landscaping plan showing the general location of all landscaping areas and the mature height of all proposed vegetation, differentiating between trees and shrubs.
D.
Architectural elevations or sections in adequate detail to indicate how proposed buildings will affect views to the river and across the river to the hills and ridges.
E.
Any other pertinent data or evidence that the Design Review Board may require.
2.
All tentative sketch plans, as described above, shall follow the procedures specified in the Subdivision and Land Development Ordinance [Chapter 22], with the following revisions:
A.
There shall be 17 copies of each plan submitted.
B.
Application for review of the tentative sketch plan shall be placed on the agenda of the next Design Review Board meeting.
C.
Borough Council shall also review the recommendations of the Design Review Board in subsequent action on the tentative sketch plan. In all cases, Borough Council shall have the final approval of all development in SP Districts 1 and 2.
3.
All tentative sketch plans shall, in their layout and design, show the following:
A.
All pedestrian circulation between the site and the remainder of the Borough;
B.
Access to the river, both physically and visually from the surrounding area, particularly Fayette Street and other streets perpendicular to the river and other through streets;
C.
All open space areas along the Schuylkill River, in the form of walkways, plazas, arcades, etc.;
D.
Architectural design; and
E.
Any unobstructed views of the ridges and hills across the Schuylkill River.
4.
A Design Review Board is hereby established for the purpose of reviewing the design, layout, and other features of the proposed developments in keeping with the intent and purposes set forth in this Part. The Design Review Board shall be composed of five members. There shall be a member of the Borough Council, Borough Planning Commission, a registered Architect, and two additional appointees of Borough Council.
5.
The purpose of the Design Review Board is to make a finding that the proposed development is in conformity with the provisions of this part.
6.
In reviewing any site development plan, the Design Review Board must make the following findings:
A.
The site development plan meets all provisions of this Part.
B.
The plan is in the best interest of the public health, safety, and general welfare of Borough residents.
C.
General site considerations (including site layout, open space, and topography; orientation and location of buildings; circulation and parking; setbacks; height; walls; fences and similar elements) and general architectural considerations (including the character; scale and quality of the design; the architectural relationship with the site and other buildings; screening of exterior appurtenances and similar elements) have been designed and incorporated to invite pedestrian circulation between this area and the remainder of the Borough, will maintain a usable open space area along the river, will provide unobstructed views of the river from nearby streets and will not unduly restrict views of the ridges and hills across the Schuylkill River.
§ 27-1508 Traffic Impacts.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
Documentation of on-site improvements proposed to minimize projected adverse transportation impacts within the proposed development shall be provided.
§ 27-1509 Building Bulk.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005; and by Ord. 5-2013, 8/7/2013]
1.
In the SP-1 District, a maximum building profile, as seen from end-to-end from any side or elevation, and measured perpendicular to such side or elevation, shall not exceed 250 linear feet in total horizontal length on any floor or floors. Council may permit an increase in the maximum building profile to 350 linear feet by conditional use approval, subject to the following specific conditions:
2.
In the SP-2 District, a maximum building profile, as seen from end-to-end from any side or elevation, and measured perpendicular to such side or elevation, shall not exceed 250 linear feet in total horizontal length on any floor or floors. Council may permit an increase in the maximum building profile to 350 linear feet by conditional use approval, subject to the following specific conditions:
A.
There shall be adequate architectural controls in the form of breaks in the facade, so no more than 50 feet of the building is a consistent facade;
B.
For every additional 50 feet of building length, there shall be an additional 5% of open space provided on the lot or parcel; and
C.
The lot shall not be developed with a visible parking structure fronting parallel to the Schuylkill River, nor shall a stand-alone parking structure be located on any lot area between the primary structure and the Schuylkill River.
§ 27-1510 Unified Development Conceptual Plan.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
For each of the SP Districts and the sub-areas defined below there shall be a single conceptual plan (that shall not constitute part of the land development plans submitted) so as to ensure that development is undertaken in an orderly and rational fashion:
A.
Sub-Area #1: from Fayette Street east along East Elm Street to Cherry Street, south to the SEPTA railroad tracts, thence west to Matsonford Bridge;
B.
Sub-Area #2: from the Matsonford Bridge east along the SEPTA railroad tracts to Ash Street, thence west to the Matsonford Bridge;
C.
Sub-Area #3: from Fayette Street along West Elm Street to the Plymouth Creek, thence following the channel of the creek to the SEPTA railroad tracts and proceeding east to the Matsonford Bridge.
§ 27-1511 (Reserved) [1]
[1]
Editor's Note: Former § 27-1511, Dimensional and Design Standards — Residential, as amended through Ord. No. 5-2013, 8/7/2013, was repealed by Ord. No. 08-2022, 4/20/2022.