Lansdale City Zoning Code
ARTICLE XV
Industrial District
§ 405-1500 Permitted uses.
[Amended 11-15-1995 by Ord. No. 1555; 9-6-2000 by Ord. No. 1658; 10-4-2000 by Ord. No. 1661; 4-5-2006 by Ord. No. 1741; 10-21-2009 by Ord. No. 1779]
Any building may be erected, altered or used and a lot or premises may be used for any of the following uses and for no other:
A.
The manufacture, compounding, processing, packing or treatment of such products as candy, cosmetics, drugs, perfumes, pharmaceuticals, toiletries and food products, except the rendering or refining of fats and oils.
B.
The manufacture, compounding, assembly and treatment of articles of merchandise of the following previously prepared materials: aluminum, bone, cellophane, canvas, cloth, cork, feathers, felt fiber, fur, glass, hair, leather, paper, plastics, precious or semiprecious metals or stones, shell, rubber, tin, tobacco, wood (excluding a sawmill), tars, resins and paint, not involving a boiling process and where there are no noxious odors.
C.
The manufacture of putty, pottery, figurines or other similar ceramic products using only previously pulverized clay in kilns fired by electricity or gas.
D.
The manufacture and maintenance of billboards and commercial advertising structures.
E.
Lightweight foundry casting or nonferrous metals not causing noxious fumes or odors or noise.
F.
The sale, storage or sorting of materials, machinery and equipment, but not including processing. This does not include junkyards.
G.
Planing mills.
H.
Machine shops or other metalworking shops, excluding drop hammers and other noise-producing machine-operated tools.
I.
The manufacture of brick, tile or terra-cotta.
J.
Freight classification yards.
K.
Plastic fabrication.
L.
Any uses customarily incident to a use authorized by this section, except that uses specified herein as permitted only by special exception shall not be permitted as accessory uses.
M.
Gasoline filling stations and automobile repair facilities.
N.
Storage garage.
O.
Automobile laundry or car-washing establishments.
P.
A lot or building for the sale of new and used motor vehicle, truck and trailer and farm machinery sales (where the showrooms are enclosed), which includes a used car lot and repair shop adjacent to and in connection therewith.
Q.
Hotel, provided that the hotel is located on a lot having a minimum lot size of five acres.
R.
Office building, provided that any such building shall contain no more than two stories and shall be located only on a tract with mixed industrial uses containing not less than 20 acres.
S.
Historic Rehabilitation Overlay District, when permitted by conditional use, subject to the regulations of § 405-1514, on those properties specifically designated by Borough Council pursuant to a Zoning Map amendment.
(1)
Applicant shall demonstrate compliance with architectural standards commensurate with the exterior design and materials of an exterior rehabilitation following the guidelines of the Secretary of the Interior.
(2)
Applicant shall submit sufficient information in the form of conceptual architectural elevations or sketches of the common areas and any proposed building or the rehabilitation of existing buildings in order to demonstrate that the Historic Rehabilitation Overlay District is designed as a harmonious development of related structures which incorporates common access drives, shared parking, common area maintenance and a common stormwater management plan.
(3)
Each applicant shall submit architectural elevation drawings for all sides of the building(s), including those that are visible from any internal courtyards, showing concepts for facades, roof design and materials for buildings and incorporate specific design standards as set forth in § 405-1514.
(a)
These design standards include, but may not necessarily be limited to, building and streetscape elements such as the type of lighting, sidewalk design, street furniture, street signs and architectural details and facade materials.
(b)
Architectural performance standards such as screening of parking facilities, loading areas and all mechanical equipment; building entrances; the massing of buildings to reinforce the design of an urban space; and sign control.
(4)
The elevations or sketches submitted shall also demonstrate the use of compatible building materials among the various rehabilitations proposed.
(5)
In lieu of strictly complying with the design standards set forth in § 405-1514, an applicant may offer to Borough Council to place a deed restriction upon its property which provides that development of its property will be substantially in accordance with its plan; and Borough Council may in its discretion accept applicant's deed restriction in lieu of requiring the applicant to strictly comply with the design standards set forth in § 405-1514.
(6)
Once approved, no building or part of building may be removed or altered without first obtaining conditional use approval.
T.
Senior community center.
U.
Medical marijuana grower/processor.
[Added 6-21-2017 by Ord. No. 2017-1898]
§ 405-1501 Conditional uses. [1]
§ 405-1502 Prohibited uses.
A.
The following uses or buildings shall not be permitted:
(1)
Abattoirs.
(2)
Acetylene gas manufacture.
(3)
Acid manufacture.
(4)
Arsenals.
(5)
Asphalt manufacture or refining.
(6)
Ammonia, bleaching powder or chlorine manufacture.
(7)
Automobile dismantling or junk establishing, unless carried on in an enclosed building.
(8)
Candle manufacture.
(9)
Celluloid manufacture.
(10)
Coke ovens.
(11)
Commercial advertising on billboards, except advertising of a business or industry conducted on the premises.
(12)
Creosote treatment or manufacture.
(13)
Distillation of bones, coal or wood.
(14)
Disinfectant manufacture.
(15)
Dumping.
(16)
Dyestuff manufacture.
(17)
Exterminator and insect poison manufacture.
(18)
Emery cloth and sandpaper manufacture.
(19)
Fat rendering.
(20)
Fertilizer manufacture.
(21)
Fireworks or explosive manufacture or storage.
(22)
Fish smoking or curing.
(23)
Glue, size or gelatin manufacture.
(24)
Lampblack manufacture.
(25)
Match manufacture.
(26)
Oilcloth or linoleum manufacture.
(27)
Oiled or rubber goods manufacture.
(28)
Ore reduction.
(29)
Paint, oil, shellac, turpentine, varnish or alcoholic manufacture.
(30)
Petroleum refining or storage.
(31)
Plating works.
(32)
Potash works.
(33)
Pyroxylin manufacture.
(34)
Rubber, caoutchouc or gutta-percha manufacture or treatment (but application to other material is permitted).
(35)
Saltworks.
(36)
Sauerkraut manufacture.
(37)
Shoeblacking manufacture.
(38)
Smelters.
(39)
Soap manufacture.
(40)
Soda and compound manufacture.
(41)
Stockyards.
(42)
Stove polish manufacture.
(43)
Sulfuric, nitric or hydrochloric acid manufacture.
(44)
Tallow, grease or storage of leather, rawhides or skins.
(45)
Tar distillation manufacture.
(46)
Tar roofing or waterproofing manufacture.
(47)
Tar.
(48)
Vinegar.
(49)
Wood pulling or scouring.
(50)
Yeast plants.
(51)
Collection, storage or processing in any manner of trash, garbage or any other items of refuse.
(52)
Any use otherwise permitted within this district which involves the storage, use, manufacture or shipping of any hazardous material or hazardous waste as identified in 40 CFR 261, U.S. Code, published by the United States Environmental Protection Agency, or as contained in a similar list of hazardous wastes published by the Pennsylvania Department of Environmental Protection in 25 Pa. Code Chapter 261a, as amended, and its rules and regulations.[1]
§ 405-1503 Special exceptions.
The following uses are permitted when authorized as a special exception by the Zoning Hearing Board:
A.
Petroleum product manufacture or wholesale storage of petroleum.
B.
Asphalt manufacture or refining.
C.
Paint, oil (including linseed), shellac, turpentine, lacquer or varnish manufacture.
D.
Any other trade, industry or use, excluding any residential use or child day-care facility, that will be no more injurious, hazardous, noxious or offensive than those listed herein.
[Amended 5-6-1992 by Ord. No. 1477]
§ 405-1504 Noxious or offensive uses prohibited.
No industrial use shall be permitted which is a nuisance industry, noxious or offensive to the surrounding neighborhood.
§ 405-1505 Sound levels.
A.
At no point on the boundary of a residence or business district shall the sound-pressure level of any operation described and permitted herein exceed the described levels in the designated octave bands shown below for the districts indicated:
Sound Levels | |||
|---|---|---|---|
Octave Band (cycles per second) | Maximum Permitted Sound Level Along Residential District Boundaries (decibels) | At Any Other Point on the Lot Boundary (decibels) | |
0 to 75 | 72 | 79 | |
75 to 150 | 67 | 74 | |
150 to 300 | 59 | 66 | |
300 to 600 | 52 | 59 | |
600 to 1,200 | 46 | 53 | |
1,200 to 2,400 | 40 | 47 | |
2,400 to 4,800 | 34 | 41 | |
Above 4,800 | 32 | 39 | |
B.
The sound-pressure level shall be measured from a sound-level meter and an octave band analyzer which conform to the specifications published by the American Standards Association (American National Standard Specification for Sound Level Meters, S1.4-1971, American National Standards Institute, Inc., New York, New York, and the American Standard Specifications for an Octave, Half Octave and Third Octave Band Filter Sets, S1.11-1966. R 1971, American National Standards Institute, Inc., New York, New York, as amended).
§ 405-1506 Odors.
There shall be no emission of odorous gases or other odorous matter in such quantities as to be offensive at lot boundary lines. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system so that control will be maintained if the primary safeguard system should fail. There is hereby established as a guide in determining such quantities and levels of offensive odors which shall be the fifty-percent response level of Table I (Odor Thresholds and Air, Research on Chemical Odors: Part I – Odor Thresholds for 53 Commercial Chemicals, October 1968, Manufacturing Chemists Association, Inc., Washington, D.C., as amended to date), as amended.
§ 405-1507 Glare or heat.
Any operation producing intense glare or heat shall be performed within an enclosed building or behind a solid fence in such manner as to be completely imperceptible from any point beyond the lot lines.
§ 405-1508 Vibration.
No vibration which is discernible to the human sense of feeling shall be perceptible without instruments at any point beyond the lot lines.
§ 405-1509 Radioactivity or electrical disturbance.
There shall be no activities which emit dangerous or harmful radioactivity. There shall be no electrical disturbance (except from domestic household appliances) adversely affecting the operation of any equipment located beyond the property of the creator of such disturbance. There shall be no radio or electrical disturbance adversely affecting the operation of equipment belonging to someone other than the creator of the disturbance. If any use is proposed which incorporates the use of radioactive material, equipment or supplies, such use shall be in strict conformity with Chapters 221, 223, 225 and 229, Title 25, Article V, Pennsylvania Department of Environmental Protection Rules and Regulations, as amended.
§ 405-1510 Outdoor storage and waste disposal.
A.
No flammable or explosive liquids, solids or gases shall be stored in bulk above ground; provided, however, that tanks or drums of fuel directly connected with energy devices, heating devices or appliances located on the same lot as the tanks or drums of fuel are excluded from this provision.
B.
All outdoor storage facilities for fuel, raw materials and products and all fuel and raw materials and products stored outdoors shall be enclosed by a fence adequate to conceal the facilities from any adjacent properties.
C.
No material or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces.
D.
All material or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise be attractive to rodents or insects shall be stored outdoors only in closed containers.
§ 405-1511 Yards, setbacks, lot area and lot width.
A.
There shall be a front yard of not less than 25 feet; two side yards, each not less than eight feet; and a rear yard of not less than eight feet. In no event shall any building used for manufacturing, fabricating, processing, machining, storage, repairs or gasoline sales be located closer than 200 feet to any residential district, nor any parking area or building used for any purpose not listed above closer than 100 feet to any residential district. The entire portion of any such setback which lies between the building or parking area and the property line, up to a maximum of 100 feet, shall be landscaped with trees, shrubs and grass.
[Amended 10-4-2000 by Ord. No. 1661]
B.
A lot area of not less than 40,000 square feet shall be provided for every building hereafter erected, altered or used in whole or in part, and the width of the lot shall not be less than 150 feet at the street line frontage.
§ 405-1512 Height.
The height of any building or structure shall not exceed 40 feet; provided, however, that said height limitation of 40 feet may be exceeded by one foot for every one foot of additional setback (above the required minimum) in each of the front yard, side yards and rear yard dimensions. In no event, however, shall any building or structure exceed 65 feet in height.
§ 405-1513 Building coverage and impervious surface coverage.
The building coverage shall not exceed 50% of the lot area, and the impervious surface coverage shall not exceed 75% of the lot area.
§ 405-1514 Special regulations for Historic Rehabilitation Overlay District.
[Added 4-5-2006 by Ord. No. 1741]
A.
Permitted uses. A building or group of buildings may be erected, altered or used and a lot or premises may be used or occupied for any of the following purposes and no other:
B.
A minimum of 2.5 acres shall be required and a master plan shall be submitted illustrating the development or redevelopment for the entirety of each lot. Upon the approval of a master plan, sections of the lot may be developed on a phased basis. The master plan may include multiple uses and multiple buildings on a single lot.
C.
The residential density shall not exceed a maximum of 40 dwelling units per acre of lot area.
D.
Design standards.
(1)
Architectural guidelines.
(a)
Facade materials and roof designs shall be consistent with the requirements of the Secretary of the Interior for Historic Rehabilitation of Historic Places.
(b)
Service functions, such as loading docks, utility meters, HVAC equipment and trash dumpsters, shall be incorporated into the overall design theme of the building so that the front and side facades are continuous and uninterrupted by ladders, towers, fences and equipment. These functions shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from street frontages.
(c)
Principal buildings shall have clearly defined, highly visible resident entrances with a mix of features such as canopies, porticoes, arches and integral planters that incorporate landscaped areas and/or areas for sitting.
(2)
Site plan guidelines:
(a)
Plazas and/or courtyards shall be provided as follows:
[1]
At the corner of two intersecting roads which form road frontage to the center. Such spaces shall consist of not less than 500 square feet of paved surfaces which provide walking or seating areas, civic items such as fountain, clock, sculpture or masonry walls with municipal logos or names. Ornamental landscaping shall complement the design; or
[2]
In the alternative to Subsection D(2)(a)[1] above, at a point along the front building facade or within the building which consists of not less than 1,000 square feet of paved and landscaped surfaces which provide walking or seating in addition to any required sidewalks along the front of the building.
[3]
Plazas or courtyards shall be provided with architectural pavers, exposed aggregate or scored concrete, or deckwork, not asphalt, and shall be appointed with streetscape features such as benches, sitting walls, planting beds, sculptures, fountains, lighting, railings and landscape space dividers such as shrubs or trees arranged to buffer the space from parking lots or entrances.
(b)
Street and parking lot lighting shall be provided as follows:
[1]
Street and parking lot lights shall be of pedestrian scale and complementary to the historic architecture to be preserved and positioned along the street frontage(s) and within parking lots at locations approved by the Borough, and shall not interfere or obstruct vehicular or pedestrian circulation or parking spaces.
[2]
Parking lot lighting shall meet the following requirements:
[a]
No light greater than 0.5 footcandle shall shine directly into the windows of a building on abutting property.
[b]
No light greater than 0.5 footcandle shall shine directly from a light source onto the ground or improvements of an abutting property, although incidental light may be permitted to fall on abutting property.
[c]
The height of the light source shall in no event exceed 20 feet unless specifically waived by Council and shall be of such pole design, color and fixture design to be consistent with revitalization and renewal plans established by the Borough.
[d]
Light sources shall be shielded so that they are not visible from adjoining properties.
E.
Setbacks.
(1)
All buildings and parking shall be set back a minimum of four feet from the street line. A sidewalk shall be installed along all road frontage with a minimum width of 60 inches, which may be reduced by Borough Council to match the width equal to the prevailing sidewalk width on adjacent properties, but in no case shall be less than 48 inches in width.
(a)
Existing buildings used or if reconstructed and reused shall maintain their current location unless waived by Council.
(2)
All buildings shall be oriented toward or face the street, and in the case of corner lots, buildings shall be oriented or provide front facades toward adjacent streets where practicable.
F.
Parking and loading areas.
(1)
Required parking shall be provided off street and on lot on the following basis:
G.
Phasing. When the development of a tract and the uses therein are in accordance with an approved master plan, a conveyance of a lot or parcel within the development shall be permitted upon compliance with the following conditions:
(1)
The creation and recording of a condominium declaration in the form satisfactory to the Borough in favor of and duly binding on all title owners, their successor and assigns within the area of the development with respect to use, control and maintenance of the common areas, access, green space and parking.
(2)
Application of zoning regulations to the extent they are applicable to the approved master plan, including, but not limited to, building coverage, floor area ratio, impervious surface coverage, required green space, parking, loading, landscaping and signage, as well as required area, width and yard regulations, shall apply to the overall tract approved for development as a single master plan. Individual lots or parcels conveyed pursuant to this section need not comply with these zoning requirements.
H.
Sign regulations. The master plan shall include a master sign plan indicating the height, size, location, color and material options of all signs and the quantity of freestanding signs and wall signs, except for those signs normally associated with those permitted by § 405-1605, Banners and temporary signs, and § 405-1607, Special signs, which shall be permitted in addition to the following:
[Amended 7-17-2013 by Ord. No. 2013-1842]
(1)
Freestanding signs: one sign per street frontage. Total area per sign face shall not exceed 40 square feet, having a maximum height of eight feet measured from mean ground elevation. Corner lots may have one of the permitted signs located at the intersection.
(2)
Wall signs: wall sign or signs are permitted per street frontage up to the sign area limit set forth in this section per street frontage. There shall be no more than two wall signs per street frontage. The area of wall signs per street frontage shall not exceed a maximum of 2 1/2 square feet for each linear foot of building wall fronting on a public street, up to a maximum total sign area of 60 square feet. In determining the size of a wall sign for this purpose, if the letters or symbols are fastened to a panel or if a border circumscribes the letters or symbols, in either case, the area shall be determined by the square footage encompassed by the panel or border. In the case of a wall sign(s) painted on a building, or individual letters or graphic elements affixed to a building or structure without a separate panel or border, the sign area shall comprise the sum of the area of the geometric figures or combination of regular geometric figures drawn closest to the edge of the letters or separate graphic elements comprising the sign copy.
(3)
If a wall sign is part of an integrated canopy over a public entrance and the canopy in general is opaque, only the copy portion of the canopy will be counted as sign area provided the other sections of the canopy contain no sign graphics or communication of any kind.
(4)
Directional signs for entrances and parking lots are not to exceed four square feet each, not greater in number than one per 30 parking spaces.
(6)
Two in-ground or wall-mounted permanent flagpoles are permitted on a property, provided they comply with engineering requirements for the Mid-Atlantic geographic area.
I.
Landscaping.
(1)
Street trees shall be provided in accordance with § 420.3 of the Borough Subdivision and Land Development Ordinance.[2]
(a)
Parking lot landscaping shall be provided in accordance with § 420.5 of the Borough Subdivision and Land Development Ordinance, including landscape trees within the parking lot, to the satisfaction of Borough Council.
(b)
This requirement may be waived by Borough Council where existing buildings and parking lots are redesigned and/or restriped.
[2]
Editor's Note: The Borough's Subdivision and Land Development Ordinance is on file and available for inspection or sale at Borough offices.
(2)
Street fences, walls and landscaping criteria.
(a)
Parking areas or parking lots that abut a street shall include a thirty-inch- to thirty-six-inch-high architectural wall and/or open fence plus landscape plant material buffer abutting the sidewalk along the street frontage.
(b)
Walls shall be constructed of masonry materials (such as brick, stone or stucco), including columns, and shall have a finished cap or molding along the entire length.
(c)
Fences, when used, shall be wood, wrought iron or approved simulations and shall include columns of masonry materials which shall be spaced at intervals no greater than 25 feet.
(d)
Solid wood fences or masonry walls are permitted along edges of parking lots where a solid screen from adjacent uses is desired, subject to specific approval by Council.
(3)
Buffers along adjacent properties which are not roads. Parking shall be set back five feet from adjacent industrial/commercial uses and at least 10 feet from contiguous residential uses. When adjacent to residential uses, a solid opaque fence at a minimum height of six feet shall be installed.
J.
Building and area bulk standards.
(1)
The height of any building or structure shall not exceed 50 feet.
(2)
The building coverage shall not exceed 70% of the lot area.
(3)
Maximum impervious surface coverage shall not exceed 90% of the lot area, provided that interior and exterior courtyards and grassed landscape areas created within the street rights-of-way shall be counted toward the minimum ten-percent nonimpervious requirement.
(4)
The average dwelling unit size shall not be less than 1,000 square feet, and no unit shall be less than 700 square feet in floor area.
K.
Council may modify or waive specific requirements if it determines an improved development plan or better traffic circulation will result.
§ 405-1515 Unlotted mixed-use development option.
[Added 3-18-2015 by Ord. No. 2015-1868]
A.
Uses permitted by conditional use. Only the uses listed in Table 35-1 designated as permitted or conditional use shall be permitted as conditional uses in the Industrial Zoning District under this unlotted mixed-use development option, except for the following uses which shall not be permitted under this unlotted mixed-use development option: auction rooms; bed-and-breakfast inn or home; telecommunications facilities; or telephone transmission equipment buildings. No other uses shall be permitted under this unlotted mixed-use development option.
B.
Development standards. The following development standards shall apply to all land developments in the Industrial Zoning District under the unlotted mixed-use development option:
(1)
Number of uses. At a minimum, the land development must include buildings which are used for a combination of at least four permitted uses, consisting of at least two residential uses and two nonresidential uses. There need not be more than one use per building except in the case of high-rise buildings, in which the entire first floor must be dedicated to nonresidential use(s). All buildings which include a nonresidential use must meet the dimensional criteria applicable to either a mid-rise buildings or high-rise buildings (set forth below).
(2)
Nonresidential uses. Nonresidential uses must consist of at least 10% of the total building footprint area of all of the residential buildings in the development up to a total nonresidential use of 60,000 square feet of building area (which may be on multiple floors). A developer/applicant may build more than 60,000 square feet of building area for nonresidential use. On-site management offices for residential units and amenities for the exclusive use and enjoyment of residents of one or more mid-rise buildings or high-rise buildings shall not be included in minimum nonresidential building area.
(3)
Residential uses. Residential uses must consist of at least 50% of the total building footprint area of all buildings in the development. The maximum number of dwelling units in mid-rise buildings is 20% of the total number of dwelling units in the development. The maximum number of dwelling units in high-rise buildings is 20% of the total number of dwelling units in the development. Further, high-rise buildings must be located within 1,000 linear feet of a train station.
(4)
Minimum tract size. The minimum tract size to qualify for development under the unlotted mixed-use development option shall be more than 10 acres. In addition, the tract shall not have been the subject of a subdivision in the last five years unless the subdivision has resulted in the subdivided portion of the tract being dedicated or transferred to the Borough.
(5)
Dimensional criteria. At a minimum, other than accessory structures, residential buildings (and residential/nonresidential mixed-use buildings) shall consist of at least two stories and nonresidential buildings shall consist of at least one story. In addition, the following dimensional criteria shall apply:
Single-Family Detached: | |||
Minimum equivalent lot area (square feet) | 5,500 | ||
Maximum impervious coverage (%) | 80 | ||
Minimum equivalent lot width (feet) | 55 | ||
Build-to line (feet to curb face)1 | Existing or 12 to 20 | ||
Minimum side yard (feet) | 10 | ||
Minimum rear yard (feet) | 25 | ||
Minimum equivalent lot depth (feet) | 100 | ||
Maximum building height (feet) | 35 | ||
Minimum accessory building rear/side yard (feet) | 5 | ||
Two-Family Duplex Dwelling (Duplex or Twin): | |||
Minimum equivalent lot area (square feet) per unit | 3,000 | ||
Maximum impervious coverage (%) | 85 | ||
Minimum equivalent lot width (feet) | 30 | ||
Build-to line (feet to curb face)1 | Existing or 12 to 20 | ||
Minimum side yard (feet) | 10 | ||
Minimum rear yard (feet) | 20 | ||
Minimum equivalent lot depth (feet) | 100 | ||
Maximum building height (feet) | 35 | ||
Minimum accessory building rear/side yard (feet) | 5 | ||
Single-Family Attached Dwelling — Townhomes and Two-Story Stacked Townhomes1: | |||
Minimum equivalent lot area (square feet) per unit | 1,800 | ||
Maximum impervious coverage (%) | 90 | ||
Minimum equivalent lot width (feet) | 20 | ||
Build-to line (feet to curb face)1 | Existing or 12 to 20 | ||
Minimum side yard (feet) | 10 | ||
Minimum rear yard (feet) | 20 | ||
Minimum equivalent lot depth (feet) | 90 | ||
Maximum building height (feet) | 35 | ||
Minimum accessory building rear/side yard (feet) | 5 | ||
Number of attached units | 3 to 7 | ||
Minimum facade offset per unit (feet) | 2 | ||
Single-Family Attached Dwelling — Stacked Townhomes2 (Three Stories or More): | |||
Minimum equivalent lot area (square feet) per unit | 1,800 | ||
Maximum impervious coverage (%) | 90 | ||
Minimum equivalent lot width (feet) | 20 | ||
Build-to line (feet to curb face)1 | Existing or 12 to 20 | ||
Minimum side yard (feet) | 20 | ||
Minimum rear yard (feet) | 20 | ||
Minimum equivalent lot depth (feet) | 90 | ||
Maximum building height (feet) | 60 | ||
Minimum accessory building rear/side yard (feet) | 5 | ||
Number of attached units | 3 to 12 | ||
Minimum facade offset per unit (feet) | 2 | ||
Mid-Rise Building: | |||
Minimum equivalent lot area (square feet) per building | 10,500 | ||
Maximum impervious coverage (%) | 90 | ||
Minimum equivalent lot width (feet) | 40 | ||
Build-to line (feet to curb face)1 | Existing or 12 to 20 | ||
Minimum side yard (feet) | 20 | ||
Minimum rear yard (feet) | 12 | ||
Minimum equivalent lot depth (feet) | N/A | ||
Maximum building height (feet) | 65 | ||
Minimum accessory building rear/side yard (feet) | 10 | ||
First floor residential use | Yes3 | ||
First floor nonresidential use | Yes3 | ||
Minimum building spacing | 40 | ||
Minimum facade offset every 50 to 75 linear feet (feet) | 5 | ||
High-Rise Building: | |||
Minimum equivalent lot area (square feet) per building | 10,500 | ||
Maximum impervious coverage (%) | 90 | ||
Minimum equivalent lot width (feet) | 60 | ||
Build-to line (feet to curb face)4 | Existing or 20 to 28 | ||
Minimum side yard (feet) | 20 | ||
Minimum rear yard (feet) | 12 | ||
Minimum equivalent lot depth (feet) | N/A | ||
Maximum building height (feet) | 85 | ||
Minimum accessory building rear/side yard (feet) | 10 | ||
First floor residential use | No | ||
Minimum building spacing | 40 | ||
Minimum required building step back at 45 feet (feet) | 5 | ||
Minimum facade offset every 50 to 75 linear feet (feet) | 5 | ||
NOTES: | ||
1 | For purposes of this section, "stacked townhome" shall mean a building divided vertically by floors and horizontally by walls into three or more separate dwelling units, each having private access to the outside; provided, however, that the dwelling units located on the ends of the building may be divided horizontally by a vertical wall. | |
2 | For purposes of this section, "stacked townhome" shall mean a building divided vertically by floors and horizontally by walls into three or more separate dwelling units, each having private access to the outside; provided, however, that the dwelling units located on the ends of the building may be divided horizontally by a vertical wall. | |
3 | The first floor use(s) of a mid-rise may consist of permitted nonresidential use(s), residential use, or any combination thereof. | |
4 | Front build-to line shall be the setback established by the existing front yard setback of either of the adjacent buildings. The build-to line can also be within these two measurements, but not more or less. In the alternative, at the Borough's option, or, if there are no existing adjacent buildings, the build-to line shall be 12 to 20 feet to the face of the curb. | |
(6)
Off-street parking.
(a)
Off-street parking shall be provided to meet the demand for the proposed land use as a condition of approval of the conditional use and/or final land development approval. The applicant shall calculate parking demand based on accepted industry standards, published in the most current Institute of Transportation Engineers Parking Generation reports. The parking standards set forth in §§ 405-1701 through 405-1709 of this chapter shall be deemed to be guidelines for parking requirements and may be required as a condition of approval of the conditional use and/or final land development approval. However, because of the mixed-use nature of development under the unlotted mixed-use development option, a shared parking analysis that projects parking needs based on the peak hour of parking demand must be prepared and submitted by the developer/applicant for review by the Borough. For example, a building with first floor retail and office space and upper floor residential may be able to adjust total parking demand to address the fact that peak residential parking demand will occur in the evening, while peak office parking demand will occur during the day. The parking analysis shall be based on industry standard methodologies, such as those endorsed by the Urban Land Institute Shared Parking Study or other methodologies deemed acceptable to the Borough. The parking demand projections and methodologies shall be subject to approval by Borough Council. Notwithstanding the foregoing, for developments consisting of 100 residential dwelling units or more, the minimum number of residential parking spaces shall be at least 1.5 times the number of dwelling units in the development. However, upon payment of a fee-in-lieu of parking, the total number of residential parking spaces required for developments consisting of 100 or more dwelling units may be reduced by up to 25% provided under the following procedure:
[1]
The developer/applicant provides evidence in the form of a professionally engineered parking study, in support of a reduction of the parking requirement to be submitted to the Borough Planning Commission and Engineer for their review and recommendation prior to final land development approval;
[2]
Upon construction and occupancy of 50% of the residential units, a study of the observed parking demand of 50% of the residential units (the "study") shall be conducted by a traffic engineer at the developer's/applicant's expense (which engineer shall be agreed upon between the Borough and developer/applicant as a condition of final approval of the development);
[3]
The study supports a reduction of the total number of spaces not to exceed 25%;
[4]
The approved and recorded land development plan includes a sufficient area reserved for the construction of a parking garage and/or surface level parking to meet the parking requirements set forth herein of 1.5 parking spaces per residential unit;
[5]
In the event the study supports a reduction in the total number of residential parking spaces, the developer/applicant shall pay a fee in lieu in the amount of $2,000 per parking space for each space not required to be constructed as a result of the study.
[6]
In the event the study does not support the requested reduction in the total number of parking spaces the developer/applicant shall construct the additional parking spaces to meet the parking demand established by the study up to the total number of parking spaces required by this section.
(b)
Parking capacity will be reevaluated by the Borough Code Enforcement Officer if any change in use or increase in number of residential units of the development occurs. Following reevaluation, the Borough Council may require construction of additional parking spaces up to the maximum required by this article.
(7)
Sidewalks, planting strips and curb cuts. Driveways and/or curb cuts of up to 50 feet in width shall be permitted at the discretion of the Borough Engineer in order to safely and adequately accommodate turning movements of emergency vehicles. A minimum four-foot-wide planting strip shall be required along all streets (between the curb and the sidewalk) except alleys; provided, however, for blocks of streets upon which a building housing one or more commercial uses has frontage, the Borough may, at its option, require the planting strip (or any portion thereof) area to be designed and constructed as sidewalk. A minimum five-foot-wide sidewalk shall be required along all streets and alleys; provided, however, for blocks of streets upon which a building housing one or more commercial uses has frontage, the minimum sidewalk width shall be eight feet. Nothing herein prohibits the Borough from requiring planting strips along alleys (or along the street upon which building having commercial uses have frontage) as a condition of approval.
(8)
Blocks. The following are general standards for the design of new streets and blocks. While the length and depth of blocks shall fall within the dimensional standards herein, the dimensional standards are not meant to imply that blocks must be laid out in a rigid grid pattern. Street and block layout should be modified as necessary to meet site conditions, such as site topographic and existing hydrologic features. New blocks shall be connected to the Borough network of streets, alleys and sidewalks to enable a continuous vehicular and pedestrian network. New blocks shall be between 400 feet and 800 feet long and between 300 feet and 400 feet wide. New blocks may be bisected by alleys; provided, however, mid-rise and high-rise buildings must have front yard and rear yard frontage on a street having a minimum paved width of 40 feet.
(9)
Building placement and access. Whenever feasible, buildings shall not have primary vehicular access directly from the street in the front of the building. Parking shall not be permitted in the front yard and front-facing garage doors shall be set back at least 20 feet from the front building facade.
(10)
Building length. Individual building lengths shall not be greater than 180 feet for detached buildings. A contiguous block of attached buildings shall provide a mid-block emergency access easement with a minimum width of 40 feet.
C.
Minimum conditions of approval. The following minimum conditions of approval shall apply to development in the Industrial Zoning District under the unlotted mixed-use development option:
(1)
Yield plan. The yield plan shall show that, although not subdivided into individual lots, the development meets all of the applicable criteria set forth in § 405-1515B above.
(2)
Master plan. For tracts of more than 10 acres which are not going to be developed in a single phase of construction, developer/applicant shall provide a master plan showing the proposed development for the entire tract.
(3)
Public facilities.
(a)
The Borough shall require two or more of the following public facilities to be provided by the developer/applicant, at developer's/applicant's cost and expense:
Public Facilities | Description | |
|---|---|---|
Public parking facilities | Off-Street public parking facilities (including related appurtenances such as lighting, stormwater management and accessways) which shall serve a public purpose, for example, a public park, municipal building or transit facility. At a minimum, the off-street public parking facilities shall include 50 parking spaces and an additional 0.5 parking spaces for every residential unit in excess of 100 residential units. Off-street public parking facilities shall be offered for dedication to the Borough or the Borough's Parking Authority. | |
Trail amenities | Trail amenities shall include a recreational trail in excess of 200 linear feet and having a minimum width of 10 feet which shall connect to the Borough's existing parks and trails system or provide a destination point for recreational use such as a park in excess of 10,000 square feet. Trail amenities shall be offered for dedication to the Borough. | |
Active recreational areas and public plaza areas | Under this condition, at a minimum, the developer/applicant shall provide 15% of the tract as active recreational areas and public plaza areas. Active recreational areas and public plaza areas may consist of greens, plazas and parks as set forth in greater detail below. Public spaces of less than 2,000 square feet shall be designed as plazas. Nothing herein shall prohibit the construction of a plaza in excess of 2,000 square feet. Greens are public spaces between 2,000 to 15,000 square feet that provide open areas for passive and active recreation. Parks include open lawn areas for active recreation in excess of 15,000 square feet. No more than two plazas and one green may be included in the calculation of the minimum area of the active recreational areas and public plaza areas. Stormwater management facilities for the development may, upon Borough Council approval, be incorporated into the active recreational areas and public plaza areas. Active recreational areas and public plaza areas shall be built according to a detailed landscape plan which is acceptable to Borough Council that should include ornamental structures, such as fountains, and along with benches, low walls and gazebos. Developer/applicant shall also provide a plan showing how the active recreational areas and public plaza areas interconnect into the Borough's existing pedestrian corridors and the Borough's existing parks and/or trail systems. Active recreational areas and public plaza areas shall be in a location acceptable to Borough Council and all or any portion thereof, may, upon Borough Council approval, be located on lands outside of (but proximate to) the Borough's municipal boundaries. Active recreational areas and public plazas shall be offered for dedication to the Borough. | |
Historic preservation | Preservation and/or adaptive reuse at the expense of the developer/applicant and dedication, at the option of the Borough, of a historically significant building or structure to the Borough (or the Borough's designee). The building or structure must be structurally sound. |
(b)
The Borough, at Borough's sole option, may permit construction and/or dedication of off-site public facilities to meet the minimum conditions of approval. Further, the Borough, at Borough's sole option, may elect to receive a fee-in-lieu of construction one or more of the public facilities in an amount acceptable to the Borough.
(4)
Mid-rise and high-rise buildings. Developer/applicant shall obtain a recommendation from the Borough's Design Review Board for all of the development's mid-rise and high-rise buildings prior to obtaining conditional use approval.
(5)
Additional conditions. Nothing contained in this article shall limit the Borough's ability to place additional, reasonable conditions on approval of developments under the unlotted mixed-use development option in the Industrial Zoning District.
D.
Minimum architectural standards. The following minimum architectural standards shall apply to all mid-rise and high-rise buildings which are constructed in the Industrial Zoning District under the unlotted mixed-use development option:
(1)
Entrance enhancements. Entrances facing streets shall be enhanced with at least two of the following architectural features: arch(es); recessed entryway(s); awning(s); canopy(ies); portico(s); overhang, pediment, transom window or peaked roof form over the entrance).
(2)
Required window area. For all facades facing streets, the minimum window area for the first floor, nonresidential use portions of building facades shall be 30%. For all other facades, including first floor residential use portions of building facades, facades not facing a street, and all floors above the first floor, the minimum window area shall be 15%.
(3)
Facade enhancements. Mid-rise building and high-rise building facades shall be enhanced with three or more of the following design features:
(a)
Use of masonry (brick, stone or similar material acceptable to Borough Council) on at least 20% of the area of each of the facades of a building.
(b)
Belt course of a different texture or color of at least five feet wide.
(c)
Projecting cornice and/or eaves.
(d)
Awnings.
(e)
Porches.
(f)
Projecting metal canopy.
(g)
Balconies or decks for at least 50% of the residential units.
(h)
Gables.
(i)
Window sills of a different color, pattern, material or texture than the facade on all residential unit windows.
(j)
Quoining (masonry or vinyl blocks at the corner of all facades).
(4)
Roof enhancements. Rooftop HVAC and utilities shall be screened from view by the building's roofline, a parapet or some other architectural features acceptable to Borough Council. For every 50 horizontal linear feet of building, the building's roofline shall be offset a minimum of two vertical feet.
E.
Conflicts and applicability of other requirements. To the extent there is a conflict between the provisions of this section and any other provision of this Chapter 405 or the Borough's Subdivision and Land Development Ordinance,[1] this section shall control. Without waiver of the foregoing, all other provisions of this Chapter 405 and the Borough Subdivision and Land Development Ordinance shall apply to development under the unlotted mixed-use development option in the Industrial Zoning District.[2]