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Limerick Township City Zoning Code

ARTICLE XXXI

LLI Interchange Overlay District

§ 184-220 Intent.

It is the intent of this article to:
A. 
Encourage development of employment centers at interchanges of the Route 422 Expressway.
B. 
Provide for appropriate development flexibility to respond to changes in market demand.
C. 
Provide a tax base that will have minimum impact on municipal services.
D. 
Reduce traffic conflicts and congestion by minimizing travel outside the interchange areas.
E. 
Provide opportunities for commercial development sufficient to meet the needs for not only the local, but also of the regional, market.
F. 
Provide convenient locations for services needed by the traveling public.

§ 184-221 Permitted uses.

The following uses shall be permitted upon approval of the LLI Interchange Overlay District as a conditional use:
A. 
All permitted, special exception, and conditional uses in the LLI and RB Districts.
B. 
Conference center.
C. 
Any use of the same general character as any of the other uses permitted in this district.

§ 184-222 Dimensional standards.

[Amended 7-13-2006 by Ord. No. 261; 5-20-2010 by Ord. No. 314; 8-15-2017 by Ord. No. 379]
The following dimensional standards apply within the Interchange Overlay District:
Standard
Interchange Overlay District
Maximum impervious coverage
70% of net lot area
Maximum building coverage (percentage of NBA)
40% for warehouse/storage uses; 30% for all other uses
Maximum floor area ratio
0.35
Building setbacks (feet):
From ultimate right-of-way
50
From residential district
100
From commercial or industrial district
30
Parking, loading, driveway setbacks (feet) from ultimate right-of-way of:
Limited access highway
15
Other roadways
25
From residential district
30
From commercial district
15
Maximum building height (feet), subject to any FAA requirements:
Radio, television, or transmission towers
200; setback shall be equal to the height
Office and hotel uses
75
Other buildings
35 feet or 3 stories
The thirty-five-foot height may be increased to 45 feet or three stories, whichever is less, if such additional height would be located a minimum of 200 feet from a residential district. If any building involves three or more stories, it shall be fully sprinklered, in accordance with the current adopted Building Code of Limerick Township, as amended.[1]
Minimum separation between principal buildings
20 feet or spacing required by the Building Code, whichever is greater
[1]
Editor's Note: See Ch. 60, Building Construction, and Ch. 73, Construction Codes, Uniform.

§ 184-223 (Reserved) [1]

[1]
Editor's Note: Former § 184-223, Signs permitted in Interchange Overlay District, was repealed 6-19-2012 by Ord. No. 330. See now § 184-94.1, Signs permitted in LLI Interchange Overlay District.

§ 184-224 Standards of approval.

[Amended 4-16-2002 by Ord. No. 237]
An applicant for conditional use permission pursuant to this section shall have the burden of presenting evidence to the Board of Supervisors of compliance with the following development standards:
A. 
Conveyance of parcels. Individual parcels or lots which may be created in a development in this district may be transferred, provided that any transferee shall have an economic interest in the operation of the entire development as an integrated unit in accordance with the approved plan.
(1) 
Documentary evidence shall be filed with the Township which shall affirm to the satisfaction of the Township that the developer, its successors and assigns or any duly created condominium association or similar entity shall remain responsible for the construction, control and maintenance of all common areas.
(2) 
All provisions of this district shall apply on a development-wide basis in accordance with an approved plan.
B. 
Landscaping.
(1) 
Applicant shall comply with all landscaping requirements of this zoning code and the provisions of the Subdivision and Land Development Ordinance[1] requirements except that, recognizing the unique nature of the development in this district, the following standards shall be maintained:
(a) 
Planting islands in parking lots shall be provided for every 20 spaces instead of every 10 spaces as required by § 155-16C(2)(a).
(b) 
Parking lots may be divided into smaller parking areas of not more than 260 spaces instead of 100 spaces required by § 155-16C(2)(d).
(c) 
No screening shall be required along the right-of-way of a limited access highway.
(d) 
Substantial landscaping shall provide an effective buffer and/or screening to protect neighboring residential uses or residentially zoned areas.
[1]
Editor's Note: See Ch. 155, Subdivision and Land Development.
(2) 
The applicant shall prepare a detailed landscaping plan, prepared and sealed by a registered landscape architect, to show compliance with these regulations.
C. 
Lighting. Lighting shall comply with the requirements of § 184-62 herein as well as the provisions of §§ 155-17 and 155-17.1 of the Limerick Township Code.
[Amended 5-3-2005 by Ord. No. 249]
D. 
Utilities. The property shall be served by public sewer and public water systems.
E. 
Traffic impact study. A traffic impact analysis shall be provided and shall address all aspects of traffic safety and improvements which will be necessitated by the traffic generation of the facility.
F. 
Public transportation. Where the Township anticipates that public transportation will be available, appropriate facilities for bus stop shall be shown and provided, or set aside for future use. Where necessary, the area shall include an appropriate and sturdy shelter for passengers. Freestanding shelters shall have clear exterior walls for security purposes and may be provided with a sitting area.
G. 
Loading and unloading. All loading and unloading facilities shall be confined to the rear of the buildings to be constructed.
H. 
Stormwater management. A unified stormwater management plan shall be provided.

§ 184-225 Mixed-use provisions.

[Added 4-10-2008 by Ord. No. 295]
If a proposed development within the Interchange Overlay District includes a combination of either three or more nonresidential uses identified in § 184-213, 184-214 or 184-215 or residential use plus two or more nonresidential uses identified in § 184-213, 184-214 or 184-215, the following standards shall apply:
A. 
Residential townhouses, multiplex and multifamily residential buildings shall be permitted subject to the following conditions:
(1) 
No more than five residential dwelling units per acre of total tract area shall be permitted.
(2) 
Residential dwelling units shall require one parking space per bedroom.
B. 
The following dimensional standards shall apply:
(1) 
The calculation of site capacity required by § 184-78 shall be inapplicable to developments proposed under this section.
(2) 
Maximum impervious coverage shall be 80%.
(3) 
Maximum building coverage shall be 40%.
(4) 
(Reserved)[1]
[1]
Editor’s Note: Former Subsection B(4), regarding minimum green area, was repealed 8-15-2017 by Ord. No. 379.
(5) 
Building setbacks (feet):
(a) 
From ultimate right of way: 15.
(b) 
From residential or institutional districts: 50.
C. 
Parking, loading, driveway setbacks (feet) from ultimate right-of-way.
(1) 
All roadways: 15.
D. 
Height (feet) (subject to FAA regulations):
(1) 
Office and hotel uses: 100.
(2) 
Multifamily residential:
(a) 
Sixty-five, if over a level of parking.
(b) 
Fifty-five, if not over a level of parking.
(3) 
Other buildings/uses: 65.
E. 
FAR: 0.65.
F. 
(Reserved)
G. 
Nursing homes, skilled-care residential facilities, continuing car retirement communities, hospital, surgical center or other similar medical facilities shall be permitted.
H. 
Drive-through services for commercial operation of financial institutions, drug stores, retail and restaurants shall be permitted.
I. 
Pharmaceutical manufacturing shall be permitted.
J. 
Notwithstanding the provisions of § 184-81C, 100% of all slopes in excess of 15% may be disturbed within the LLI Overlay Zoning District.
K. 
Notwithstanding the provisions of § 184-81D, 100% of all woodlands may be disturbed in the LLI Overlay Zoning District.
L. 
Notwithstanding the provisions of Article XI, the Township may, pursuant to conditional use, permit a reduction of the nonresidential parking requirements for developments within the LLI Overlay Zoning District of up to 25% of the parking requirements for all uses proposed within a development. Such conditional use shall be granted upon a demonstration by the applicant, and concurrence by the Township Engineer, of either of the following:
(1) 
That the aggregate parking requirements imposed by the chapter are in excess of the actual anticipated parking demand.
(2) 
That the parking demands created by the proposed uses will result in parking demands at different times, therefore reducing the number of overall parking spaces required.
M. 
Architectural design standards.
(1) 
The developer shall incorporate a street-level and ground-level architectural treatment where various mixed uses meet the on-grade streets or the pedestrian level. Such architectural treatment shall include roof overhangs, canopies, building recesses, or similar treatments designed to add architectural interest to the building.
(2) 
Window sizes and architectural treatments of all exterior walls shall be scaled to reflect a welcoming and inviting aesthetic consistent with a gateway or entrance to a commercial center. The developer shall utilize the following building materials in development: brick, precast concrete, dry-vit, aluminum, glass, stucco, polished or architecturally treated concrete block, vinyl, hardi-board stucco, stone or wood.
(3) 
Where possible, exterior walls of all buildings shall incorporate articulations, setbacks, recesses, various patterns and designs of materials, joints, or similar architectural features to avoid large masses of unbroken building materials and to add architectural interest.
(4) 
The developer shall utilize low parapet walls to hide and screen all rooftop equipment to the extent feasible.
(5) 
Walkways and pedestrian areas shall include streetlights, coordinated site furniture (e.g., benches, trash receptacles, tree grates, bicycle racks, etc.), sign kiosks, banners, gazebos, or similar features.
(6) 
The developer shall provide a coordinated sign program throughout the entire development, particularly in the retail areas.
(7) 
All trash disposal areas shall be screened with enclosures (matching, consistent with or complementing the materials of the buildings) and complementary landscaping.
(8) 
On-grade parking areas shall be extensively landscaped (for visual enhancement purposes) at the minimum required by this chapter and shall be connected with a pedestrian walkway system within the development.
(9) 
All areas of the development shall be landscaped with varieties of evergreen, deciduous and flowering ornamental trees and shrubs.