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East Greenville City Zoning Code

ARTICLE XI

LI Limited Industrial Districts

§ 95-90 Declaration of legislative intent.

In expansion of the declaration of legislative intent and the statement of community development objectives contained in Article I, §§ 95-2 and 95-3, of this chapter, the specific intent of this district is to:
A. 
Provide for the orderly and planned development and redevelopment of office, research and development and laboratory use, as well as a variety of nonpolluting, small-scale industries;
B. 
Provide performance standards, setback regulations and buffering requirements to minimize traffic congestion, noise, glare, pollution, fire hazards and safety hazards, and in general to ensure that the type and scale of office and industrial development will cause minimal, if any, negative impacts on surrounding neighborhoods;
C. 
Encourage adaptive reuse of existing buildings for residential use to increase neighborhood vitality while preserving the historic character of structures and the industrial architectural heritage in the LI Limited Industrial District.

§ 95-91 Permitted uses.

[Amended 5-6-2024 by Ord. No. 2024-04]
In the LI Limited Industrial District, a building may be erected, altered or used and a lot may be occupied for any of the following uses and no other when in compliance with applicable use regulations set forth in Article IV, Use Regulations:
A. 
Uses permitted by right. The following uses are permitted by right:
(1) 
Use C-5: emergency services.
(2) 
Use D-1: age-regulated uses.
(3) 
Use E-1: coworking space.
(4) 
Use E-2: office, business/professional.
(5) 
Use E-5: research facility.
(6) 
Use F-1: animal care.
(7) 
Use F-2: artisan manufacturing.
(8) 
Use F-3: automobile sales or service.
(9) 
Use F-4: building supply.
(10) 
Use F-5: contractor's office/storage.
(11) 
Use F-6: dry cleaners or laundromat.
(12) 
Use F-7: manufacturing, processing, and production.
(13) 
Use F-8: self-storage facility.
(14) 
Use F-10: warehouse.
B. 
Uses permitted by conditional use. The following are only permitted upon the issuance of conditional use approval by Borough Council:
(1) 
Use B-7: multifamily conversion, in compliance with § 95-94.
(2) 
Use F-8: tower-based wireless telecommunications facilities, in compliance with § 95-164.
C. 
Accessory uses permitted by right. The following accessory uses are only permitted when subordinate and customarily incidental to any of the above permitted uses and upon the issuance of a zoning permit:
(1) 
Use A-2: nonresidential accessory structures.
(2) 
Use A-7: fences and walls.
(3) 
Use A-10: outdoor storage.
(4) 
Use A-12: refuse collection facilities.
(5) 
Use A-13: renewable energy systems.
(6) 
Use A-14: satellite dishes and antennas.
(7) 
Use A-16: non-tower wireless telecommunications facility, in compliance with § 95-164.

§ 95-92 Dimensional requirements.

The following standards shall apply to all uses in the LI District:
LI District Dimensional Requirements
Dimension
Requirement
Lot area (minimum)
1 acre
Lot width (minimum)
200 feet
Front yard setback (minimum)
30 feet
Rear yard setback (minimum)
50 feet*
Side yard setback (minimum)
25 feet*
Impervious coverage (maximum)
75%
Building coverage (maximum)
40%
Maximum height of any building/structure
40 feet
Floor area ratio
50%
*
Any building in the LI Limited Industrial District hereafter erected or enlarged shall be set back a minimum of 100 feet from any residential district or use.

§ 95-93 Additional regulations in the LI Limited Industrial District.

A. 
Parking and loading areas. Parking and loading areas on lots in the LI Limited Industrial District shall be set back a minimum of 50 feet from an abutting residential district or property.
B. 
Buffer required. Any lot in the LI Limited Industrial District which abuts a residential district or property shall be required to install and maintain a landscape buffer that is 25 feet in width along any shared property lines. The landscape buffer shall meet the requirements of Chapter 85, Subdivision and Land Development.
C. 
Lots abutting railroad rights-of-way. Any lot in the LI Limited Industrial District that abuts an existing railroad right-of-way may reduce the relevant required setback to five feet in order to accommodate use of the railroad. Loading docks may extend within the setback if it is demonstrated by the applicant that such design is necessary to ensure access to the railroad.
D. 
Transportation impact study. A transportation impact study shall be required for any change of use in the LI Limited Industrial District that is anticipated to increase the number of daily or peak hour vehicle trips by 10% or more; Borough Council shall make this determination following consultation with the Borough Engineer. Transportation impact studies shall, when required, be prepared pursuant to § 85-122, Transportation impact study, of the Subdivision and Land Development Ordinance.

§ 95-94 Multifamily conversion standards.

A. 
A building proposed for conversion to multifamily residential shall have been constructed in or before 1940 as indicated in the Montgomery County Board of Assessment Appeals records or other historical records.
B. 
Density and dimensional standards. The following density and dimensional standards shall apply to multifamily residential conversions.
(1) 
A maximum density of 20 dwelling units per developable acre shall be permitted.
(2) 
The minimum building size for conversion shall be 75,000 square feet.
(3) 
The minimum lot area shall be two acres.
(4) 
Principal and accessory buildings shall not occupy more than 20% of the total lot area of the tract.
(5) 
Yard requirements stated in § 95-92 shall apply except that all buildings existing as of the date of adoption of this section shall be deemed nonconforming buildings and shall have nonconforming status as to yard areas and setbacks pursuant to the provisions of Article XV of the Zoning Ordinance.
(6) 
The maximum impervious coverage shall be 75%.
(7) 
Height requirements stated in § 95-92 shall apply except that all buildings existing as of the date of adoption of this section shall be deemed nonconforming buildings and shall have nonconforming status as to height pursuant to the provisions of Article XV of the Zoning Ordinance.
(8) 
The density and dimensional requirements stated herein shall supersede the provisions of § 95-92.
(9) 
Developable acreage calculation relating to density, building coverage and impervious coverage shall be calculated based upon the gross acreage included within the lot area of the tract without regard to the zoning district boundaries.
C. 
Design standards.
(1) 
Exterior building materials shall be maintained or replaced with like materials in order to retain or preserve the historic visual character of the building.
(2) 
All building additions shall be located on the rear or side facade and shall be compatible with the existing building in appearance, size, scale, and materials.
(3) 
The storage of refuse shall be provided inside the building or within an outdoor area enclosed by either walls or an opaque fence that is architecturally compatible with the principal building in terms of scale and building materials.
D. 
General development regulations. The proposed development shall be constructed in accordance with an overall site plan and shall be designed with appropriate landscaping, common open space, lighting, pedestrian circulation, and parking areas.
(1) 
Pedestrian circulation.
(a) 
An internal pedestrian walkway, not less than five feet in width, shall provide a direct link from the public sidewalk or street right-of-way to the principal pedestrian entrance of the residential building(s).
(b) 
Sidewalks shall be handicapped accessible.
(2) 
Common open space.
(a) 
A minimum of 20% of the total lot area shall be devoted to common open space. No less than 25% of this area shall be maintained as open space usable for recreation and leisure activities of prospective residents of the development. The remaining portion may be used for plazas, arcades, pedestrian ways, and other facilities (excluding roads, access driveways, and parking areas) available for use by residents of the development.
(b) 
In addition, the developer shall give consideration to the provision of indoor community areas, laundry facilities, fitness facilities, and other amenities necessary for the comfort and convenience of residents of the development. Common facilities shall be maintained by the owner of the multifamily development or by an association established pursuant to the provisions of the Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq., or the Uniform Planned Community Act, 68 Pa.C.S.A. § 5101 et seq.
(3) 
Exterior lighting shall be designed to prevent glare onto adjacent properties. Pedestrian pathways shall be clearly marked and well lit.
(4) 
Parking.
(a) 
Any building proposed for conversion to multifamily residential use shall be provided with 1.7 parking spaces per dwelling unit; the requirement stated herein shall supersede the provisions of §§ 95-121 and 95-122.
(b) 
All parking areas and drive aisles shall be set back a minimum of five feet from the property line.
(c) 
Parking spaces shall have the minimum dimensions of nine feet by 18 feet.
E. 
Plan submission requirements. In addition to any other applicable requirements, the following information shall be shown on the plans submitted for approval as part of the land use application.
(1) 
Total number of dwelling units.
(2) 
Floor area (in square feet) of all multifamily dwelling units.
(3) 
Number of bedrooms per dwelling unit.
(4) 
Total number of off-street parking spaces.
(5) 
Exterior vertical and horizontal building dimensions.
(6) 
Landscape design and streetscape improvements.
F. 
Transportation impact study. A transportation impact study shall be submitted in accordance with the requirements of § 85-122, Transportation impact study, of Chapter 85, Subdivision and Land Development.