Harborcreek Township
City Zoning Code
City Zoning Code
ARTICLE XV
Planned Research and Business Park
§ 490-52 Intent.
A.
It is the intent of the Planned Research and Business Park (PRBP) to provide for development of research and business parks that, while meeting applicable building, health and safety standards, also fosters innovative building and open space massing resulting in an aesthetically attractive working environment; provides for the preservation and protection of natural resources and the effective use of land and materials; fosters internal and external educational, business and research relationships to enhance the economic stability of the Northwest Pennsylvania Region; and provides the flexibility to adapt to changes in markets and technologies.
B.
In addition, the PRBP is intended to achieve the following objectives:
(1)
Provide for screening, landscaping, signing and lighting.
(2)
Provide efficient, safe and aesthetic land development.
(3)
Provide for adequate light and air, proper building arrangements, and minimum adverse effect on surrounding property and to preserve existing topography, trees, amenities, landmarks and natural features.
(4)
Develop proper safeguards to minimize the impact on the environment, including but not limited to minimizing soil erosion and sedimentation, air and water pollution, and noise levels.
(5)
Ensure the provision of adequate water supply drainage and stormwater management, sanitary facilities and other utilities and services.
§ 490-53 General requirements.
A.
Design and improvements:
(1)
The design and physical improvements to the property being developed shall be provided by the developer as shown on the approved plan in accordance with the requirements of this chapter. Unless specifically waived or superseded by this chapter, all parks must comply with all requirements of the Harborcreek Township Subdivision and Land Development Ordinance and the Harborcreek Township Stormwater Management Ordinance.[1]
(2)
Location. A park shall be adjacent to and have the primary vehicle access to an arterial street.
(3)
Size. A proposed park shall have no maximum acreage limit but shall contain no less than 50 acres of total land area.
(4)
All land contained in a proposed park must be filed by a single landowner and be developed as a single entity.
B.
Permitted uses. Land and structures in a park may only be used for the following:
(1)
Primary uses:
(a)
Public and private institutions of higher education and training.
(b)
Laboratories, offices and other facilities for both basic and/or applied research.
(c)
Corporate and governmental offices that are in conformance with the intent of this chapter.
(d)
Production or assembly of prototype only to the scale necessary for full investigation of the merits of a product.
(e)
Pilot plants.
(f)
Data and communication centers, information processing facilities.
(g)
Business, professional and financial offices.
(h)
Hotels, conference facilities, meeting rooms and restaurants.
(i)
Business services and retail uses incidental to and in support of other permitted uses.
(j)
Multi-occupancy incubators.
(2)
Accessory uses:
(a)
Open space improvements and facilities.
(b)
Active recreational structures and fitness facilities.
(c)
Caretaker residences.
(d)
Other incidental operations required to maintain or support a primary or limited use such as maintenance shops, central energy plants and wastewater treatment facilities.
§ 490-54 Maximum coverage.
A.
Maximum building coverage.
§ 490-55 Height.
The height of all buildings within 200 feet of the boundary of the park shall not exceed the maximum height permitted in any adjoining zoning district. When the building is located within 200 feet of more than one adjoining zoning district, the height shall not exceed the lowest maximum height allowed in either district. Regardless of location, the maximum height of any building in the district shall be 60 feet.
§ 490-56 Perimeter requirements.
Required setbacks from perimeter boundaries shall be 100 feet for structures and 50 feet for parking areas. I-90 perimeter setbacks shall be 50 feet for structures and 25 feet for parking and driveway areas. Entry features are excluded from setback requirements provided they meet requirements of the Harborcreek Township Subdivision and Land Development Ordinance.[1]
§ 490-57 Interior setbacks.
Interior setbacks must be proposed by the developer and shown on the preliminary plan, and will be approved by the Township Supervisors as a part of the preliminary plan approval. These setbacks must be consistent with the park's design and intent. Minimum front yard setback shall be 35 feet. Minimum side and rear yard setbacks shall be 20 feet.
§ 490-58 Open space requirements.
A.
A minimum of 30% of the gross area of the park shall be devoted to open space.
B.
At least 50% of the required open space shall be contiguous.
C.
For purpose of calculating required acreage specified herein, open space shall not include land occupied by streets, driveways, parking spaces and buildings or structures, other than recreational structures.
§ 490-59 Signage.
A.
One freestanding park ID sign may be permitted at each road entrance to the park.
B.
One freestanding building ID sign may be permitted at the road entrance of the building.
C.
One freestanding tenant ID sign may be permitted at the building to identify tenants.
D.
Light poles may be used as park tenant welcome banners. Non-tenant advertisement shall be prohibited.
E.
Identification signs shall not exceed 32 sq. ft.
§ 490-60 Environmental design.
A.
The environmental design scheme of the park shall be laid out in such a fashion so that all of the elements listed below are incorporated into a harmonious and aesthetically pleasing design. Consideration should be given to the overall character of the development and its visual effect on adjacent uses as well as the tenants of the development, residents of the Township and Northwest Pennsylvania Region at large.
B.
Existing trees should be inventoried and preserved whenever possible. Existing stands of mature healthy trees, hedgerows, waterways, historic sites, scenic points, views and vistas and other community assets and landmarks shall be preserved.
C.
The park should be designed to minimize grading and other changes to the natural terrain. All graded slopes should blend with the surrounding terrain and development.
D.
All landscaping shall be in conformance with an overall landscaping plan and unifying concept for the development.
G.
There shall be no direct glare, whether from floodlights or high-temperature processes, so as to be visible from adjoining zoning districts.
§ 490-61 Streets and traffic.
A.
A park shall have an internal system of public streets with the major access to the site be linked to a designated arterial street.
B.
All streets in the park shall conform to all standards contained in the Harborcreek Township Subdivision and Land Development Ordinance prior to dedication to the Township.
C.
The need for secondary access for emergency vehicle use and improvement access that will sustain emergency vehicles will be shown at the time of preliminary plan approval and can be provided by a second entrance or an approved alternative solution.
§ 490-62 Parking.
A.
Motor vehicle access and off-street parking shall be provided as required in this chapter to correspond with the development phases specified in the preliminary plan. Parking requirements for institutions of higher education shall be based upon the principal use of the building or structure.
B.
Reservation and siting of the excepted parking areas shall be recorded as a condition the preliminary plan but may be constructed in stages to correspond with employment growth at the site. Submissions shall contain the landowner's plan for phasing and monitoring of employment growth. All parking as required in this section shall be constructed within five years following final plan approval, however, an amendment to the parking phasing may be granted to extend the accepted parking phasing.
C.
The applicant may also submit a plan for alternative on-site and/or off-site parking locations for the limited uses, as defined, which provide shared or substitute parking for up to 25% of the required parking. Plans should include methods of transportation linkage to alternative location and means of implementing and monitoring off-site parking. All approved plans for alternative parking shall be recorded as a condition in the preliminary plan in the form of declarations of covenants.
D.
Excepted parking shall be provided according to the following ratios:
(1)
Hotel: 1.25 spaces per room.
(2)
Conference center: six spaces per 1,000 gross square feet.
(3)
Corporate and governmental offices: one space per each 350 square feet.
(4)
Research and development uses including laboratories, offices, and other facilities for basic and/or applied research; business incubators; and pilot plants: one space per 500 gross square feet.
(5)
Production or assembly of prototype products: one space per 600 gross square feet.
(6)
Business and retail services: one space per 200 sq. ft. of public area.
(7)
Restaurants: one space per 50 sq. ft. of seating area.
§ 490-63 Pedestrian and bikeway access.
A system of pedestrian and bikeway access, in the form of paved sidewalks or interior walkways, shall be provided within the park. The minimum width of these accessways shall be eight feet in width and these accessways shall be paved with asphalt and be designed to drain. It may be necessary to connect between every use, structure or recreational area with pedestrian walks outside the park area for safety concerns. The Planning Commission will make this decision based on the conditions that exist at the site.
§ 490-64 Utilities, easements and markers.
A.
Sanitary sewage disposal. All buildings in a park located in the designated public service area shall connect to a public sewage treatment system.
B.
Water supply.
(1)
All buildings in a park shall connect to a public or private water system. All water mains and laterals shall meet the design and installation specifications of the public water system. In addition, if water service is provided by a system not owned or operated by the landowner, a "letter-of-intent to serve water" is required.
(2)
Fire hydrants that assure adequate accessibility of fire equipment and personnel shall be installed with the extension of water mains in locations approved by the Supervisors. Fire hydrants shall be placed in such a manner that no building so served shall be further than 600 feet of road from the hydrant. The developer shall submit copies of the proposed preliminary plan to the local fire company for review. The local fire company, during the course of its review, shall consider the location of all fire hydrants and fire lanes, as well as any other factors that may impede adequate fire protection to the tenants of the park.
D.
Monuments and markers. Monuments and markers shall be installed for all subdivisions in the park in conformance with the requirements of the Harborcreek Township Subdivision and Land Development Ordinance.
§ 490-65 Phasing and scheduling.
A.
A phase of a park shall be able to function independently of the undeveloped phases while being compatible with adjacent or neighboring land uses, even if the remainder of the park were to be discontinued and the plan abandoned.
B.
If a park is to be developed in phases, over a period of years and according to an approved schedule, the gross density of any phase, or in combination with previously developed phases, shall not exceed the maximum allowed density of the total park.
§ 490-66 Review procedure.
The procedure for obtaining approval of the PRBP shall be in conformance with the requirements of the Harborcreek Township Subdivision and Land Development Ordinance. The review policy is based on the total square footage of new impervious area.