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Eddystone City Zoning Code

ARTICLE XIIA

IHCO Industrial Heritage Corridor Overlay District

§ 295-55.1 Purposes.

The purposes of this district are to provide for a diversity of uses by permitting and encouraging technology-based and waterfront-related uses. Heavy industrial establishments are permitted in the underlying districts. These new uses are intended to help revitalize the vicinity of the Industrial Heritage Corridor and to create a sustainable economic setting consistent with the needs and requirements of 21st century commerce. Provisions are also added to encourage the cultural, environmental, and tourist-related features and potential of the Corridor.

§ 295-55.2 Applicability; conflicts.

This IHCO Industrial Heritage Corridor Overlay District shall be an overlay district applicable only to the HI Heavy Industrial District, LI Light Industrial District, and PCO Planned Commercial/Office District. Requirements or applicable provisions identified within these underlying zoning districts apply to the IHCO District when this Article XIIA omits or does not reference the requirements. In cases where there is a conflict between the requirements of the IHCO District and the underlying zone, the requirements of the IHCO District shall apply.

§ 295-55.3 Uses permitted by right.

A building or group of buildings may be erected, altered, or used for only one or more of the following uses:
A. 
Research, testing, or product development laboratory, subject to § 295-44.
B. 
Bank or other financial institution, subject to § 295-44.
C. 
Electronic data processing, communications, software, or internet-based design firm, or similar facility, subject to § 295-44, except for in the HI Heavy Industrial District where the allowable height shall be 75 feet, maximum.
D. 
Light industrial park/flex facility, subject to Article XII, except for in the HI Heavy Industrial District where the area and bulk regulations allow a lot size minimum of two acres and a height maximum of 75 feet.
E. 
Office park subject to Article XII, except for in the HI Heavy Industrial District where the area and bulk regulations allow a lot size minimum of two acres and a height maximum of 75 feet.
F. 
Business or trade school, subject to § 295-44.
G. 
Service, sales, repair, and storage of boats and marine equipment, subject to § 295-44.
H. 
Museum or other cultural facility related to waterfront or local history, subject to § 295-39.
I. 
Bed-and-breakfast facility, subject to § 295-39.
J. 
Commercial or municipal recreational facility, subject to § 295-39.
K. 
Water transportation facility, subject to § 295-39.
L. 
Walking, hiking, biking, or multi-use trail.

§ 295-55.4 Uses permitted by special exception.

The following uses shall be permitted by special exception only when approved by the Zoning Hearing Board, subject to the applicable provisions of Articles XVI and XIX and the requirements for the specific uses cited below:
A. 
Townhouse development, subject to § 295-23C.
B. 
Apartment development, subject to § 295-23D.
C. 
Day-care center, subject to § 295-81.
D. 
Hotel and motel, subject to §§ 295-52 and 295-54.

§ 295-55.5 Conditional uses.

The following shall be permitted only as conditional uses when approved by the Borough Council in compliance with Articles XVI and XIX and the requirements for the specific uses below.
A. 
Marina.
(1) 
These regulations shall apply to marinas with more than 10 boat slips.
(2) 
Each boat slip shall have a minimum area of 3,000 square feet.
(3) 
Proposed marinas shall provide a recreational play area on the same lot as the marina.
(4) 
One toilet facility and one shower and sink facility each for males and females shall be provided for every 25 boat slips, except for spaces exclusively for winter storage.
(5) 
Pumping facilities for the removal of holding tank waste shall be provided, subject to applicable Borough regulations and in compliance with the Pennsylvania Department of Environmental Protection (DEP) and any other applicable state and Borough requirements.
(6) 
There shall be one off-street parking space for each boat slip, plus one space for every 400 square feet of retail sales space or boat repair space.
B. 
Conference center.
(1) 
Subject to applicable provisions of § 295-55.8, Special development regulations, below.
(2) 
Off-street parking shall be in accordance with the ratios required for restaurants, retail stores, hotels/motels, places of assembly, and other uses that are part of the conference center, as noted in § 295-58.
C. 
Sports stadium.
(1) 
Subject to applicable provisions of § 295-55.8, Special development regulations, below.
(2) 
There shall be one off-street parking space for every four fixed seats and one space for every three persons on the shift of greatest employment.
D. 
Amusement park.
(1) 
Subject to applicable provisions of § 295-55.8, Special development regulations, below.
(2) 
The entire amusement park shall be fenced and comply with the screening and landscaping requirements as noted in §§ 295-78 and 295-79.
(3) 
Adequate toilet facilities shall be provided, as required by the Borough of Eddystone.
(4) 
All improvements and riding devices or constructions erected and operated in connection with an amusement park shall meet the requirements of the most recently adopted building and electrical codes.
(5) 
One off-street parking space shall be provided for every 300 square feet of gross floor area, plus space per 2,000 square feet of outdoor active recreation and pedestrian paths/walkways.
E. 
Restaurant, subject to §§ 295-39 and 295-40.
F. 
Retail store or stores, including general merchandise, hardware, factory outlet, home improvement store or pharmacy subject to § 295-54.
G. 
A combination of uses permitted above (in §§ 295-55.3, 295-55.4 and 295-55.5) shall be permitted in one building or more than one building, provided that such mixed-use development shall be permitted only as a single, unified development project. (NOTE: Special exception uses in the mixed-use development shall still be subject to review by the Borough Zoning Hearing Board.)

§ 295-55.6 Accessory uses.

A. 
Parking area or garage, subject to Article XIII.
B. 
Signs, subject to Article XIV.
C. 
Storage within an enclosed building in conjunction with a permitted use.
D. 
Satellite antenna(s), subject to § 295-75 or 295-76, whichever one applies.
E. 
Cafeteria, primarily for use of employees of uses and facilities permitted in this IHCO District.
F. 
Any accessory use on the same lot with and customarily incidental to uses permitted above in the IHCO District.

§ 295-55.7 Dimensional requirements.

A. 
For uses permitted by right, see §§ 295-44 and 295-39 cited in § 295-55.3 above.
B. 
For uses permitted by special exception, see § 295-55.4 above.
C. 
For permitted conditional uses permitted, see § 295-55.5 above.

§ 295-55.8 Special development regulations.

A. 
Landscaping and screening.
(1) 
Sections 295-78, Screening, and 295-79, Landscaping, shall apply.
(2) 
The amended § 295-79C shall apply.
B. 
Interior circulation, access, and traffic control shall be in accordance with § 295-55D.
C. 
Pedestrian standards shall be in accordance with § 295-55E.
D. 
Storage and display. Permanent outside storage areas shall be screened by an opaque ornamental fence, walls, or evergreen planting so that they cannot be seen from adjoining streets or parking areas when viewed by a person standing at ground level.
E. 
Building design shall be in accordance with § 295-55G.
F. 
Lighting. All parking areas, driveways, and loading areas shall be provided with a lighting system so as to adequately meet the needs of the area. All direct lighting shall be completely shielded from traffic on any driveway or street and from any residential district.
G. 
Refuse. All refuse shall be contained in vermin-proof containers that shall be screened from public view. Trash receptacles for pedestrian use are exempt.
H. 
Riverfront views and access. All buildings situated south of PA Route 291 shall be located with the objective of preserving the visual and physical access to the Delaware River. Development plans shall show that the location of buildings is such to allow visual and physical access.

§ 295-55.9 Review of special exceptions and conditional uses.

Where the Zoning Hearing Board or Borough Council considers a proposal for a special exception or a conditional use under this IHCO District, the following conditions shall apply:
A. 
Applicable provisions of Article XVI and Article XIX.
B. 
Applicable provisions of Article XVII, Performance Standards, Article XIII, Parking, and Article XIV, Signs.
C. 
A public hearing shall be held as required by Article XIX of this chapter and Sections 908 and 913.2 of the Pennsylvania Municipalities Planning Code, as amended.

§ 295-55.10 Application process for uses permitted by special exception or conditional use.

Applications for special exceptions and conditional uses permitted under this IHCO District shall be made in writing to the Borough by the owner or authorized agent on a form supplied by the Borough. The application shall contain the following data:
A. 
The designated form for conditional uses or special exceptions.
B. 
A site plan of the entire property being considered, drawn to a reasonable scale and showing the location of all abutting streets, existing and proposed structures, and the types of buildings and uses proposed.
C. 
The application fee as established by the Borough for a conditional use or special exception permit.

§ 295-55.11 Routes 291/13 Corridor and East Coast Greenway.

Landscaping, signage, and similar features within the Routes 291/13 Corridor and East Coast Greenway shall be consistent with the Delaware County Industrial Heritage Route 291/13 Beautification and Greenway Plan of 2002 and the Delaware County Route 291/13 Landscaping and Signage Project of 2005 as they relate to land within these Corridors in Eddystone Borough.