Lower Allen Township
City Zoning Code
City Zoning Code
ARTICLE X
C-3 Business Park District
§ 220-63 Intent.
The intent of this district is to provide for the orderly and integrated development of a campus-like professional business park consisting of a variety of light industrial and office facilities and uses for local residents, as well as the general public, encompassing uses which will:
A.
Encourage the construction on and continued use of land for a variety of nonresidential uses that are generally less intensive than uses permitted within the C-2 General Commercial District and are compatible with abutting residential areas.
B.
Provide reasonable performance standards for the establishment of structures and uses that will permit continued economic development, yet conserve the value of abutting residential areas. Such performance standards shall manage the type and intensity of uses permitted and minimize impact upon abutting residential areas.
C.
Provide for and create a transition zone between residential districts and other more intensive commercial and industrial districts.
§ 220-64 Permitted uses.
In this district, no building or land shall be used and no building shall be erected which is arranged, intended to be used or designed to be used for other than one or more of the following permitted uses in accordance with all other provisions of this chapter:
B.
Nonresidential uses shall be permitted in accordance with the NAICS as follows:
[Amended 7-24-2017 by Ord. No. 2017-03]
NAICS No. | Category |
|---|---|
111 | Crop Production, limited to indoor growing facilities |
11251 | Aquaculture, limited to indoor growing facilities |
22112 | Electric Power Transmission, Control and Distribution |
2212 | Natural Gas Distribution |
2213 | Water, Sewage and Other Systems |
334 | Computer and Electronic Product Manufacturing |
335 | Electrical Equipment, Appliance and Component Manufacturing |
337 | Furniture and Related Product Manufacturing |
339 | Miscellaneous Manufacturing |
42 | Wholesale Trade |
4812 | Heliport, as a conditional use only |
482 | Rail Transportation |
483 | Water Transportation |
485 | Transit and Ground Passenger Transportation |
486 | Pipeline Transportation |
487 | Scenic and Sightseeing Transportation |
491 | Postal Service |
492 | Couriers and Messengers |
493 | Warehousing and Storage |
51 | Information |
52 | Finance and Insurance |
53 | Real Estate and Rental and Leasing |
54 | Professional, Scientific and Technical Services |
55 | Management of Companies and Enterprises |
56 | Administration and Support and Waste Management and Remediation Services, except Subsector 562, Waste Management and Remediation Services |
61 | Educational Services |
62 | Health Care and Social Assistance, except Subsectors 622 (Hospitals) and 623 (Nursing and Residential Care Facilities) and Industries 6242 (Community Food and Housing, and Emergency and Other Relief Services) and 6243 (Vocational Rehabilitation Services) |
71 | Arts, Entertainment and Recreation, except Industries 7131 (Amusement Parks and Arcades) and 7132 (Gambling Industries) |
72 | Accommodation and Food Services, except Industry 721191 (Bed-and-Breakfast Inns) |
81 | Other Services (except Public Administration), except Industry 8111 (Automotive Repair and Maintenance) |
92 | Public Administration, except Industry 92214 (Correctional Institutions) |
§ 220-65 Use limitations.
A.
All uses shall be provided for in accordance with performance standards as contained within Article XV herein.
§ 220-66 Building height limit.
No building shall be erected to a height in excess of 75 feet. When adjacent to a residential district, two feet in additional setbacks along the adjacent property lines shall be provided for every foot over 50 feet.
§ 220-67 Impervious coverage.
Impervious coverage shall not exceed 65% of the lot.
§ 220-68 Lot area and width.
A.
There shall be no minimum lot area. Lot area shall be based upon required setbacks, impervious coverage, off-street parking and loading/unloading, floodplains/wetlands, steep slope requirements, woodland preservation and other applicable criteria as set forth in this chapter.
B.
The minimum lot width shall be not less than 50 feet at the dedicated right-of-way line.
§ 220-69 Yards.
A.
Yards of the following minimum depths and widths shall be provided:
(1)
The minimum front yard depth shall be 30 feet at the dedicated right-of-way.
(2)
The minimum side yard depth shall be 10 feet. When adjacent to a residential district, two feet in additional setbacks along the adjacent property lines shall be provided for every foot over 50 feet.
(3)
The minimum rear yard depth shall be 35 feet.
(4)
Interior yards. Minimum open space between separate principal buildings on the same lot shall be 35 feet.
§ 220-70 Site design standards.
In addition to performance standards contained within Article XIX, off-street parking requirements contained within Article XXIV and sign provisions contained within Article XXV, the following site design standards are applicable for any new construction within the C-3 Business Park District:
A.
Off-street parking requirements.
(1)
All or part of the off-street parking spaces required within the C-3 Business Park District for two or more uses may be provided in common parking garages/decks or parking lots, provided that:
(2)
Cross-access easements for adjacent lots with interconnecting parking areas shall be required in a format suitable to the Township.
(3)
Shared parking areas are preferred and encouraged. Two or more uses may provide for required parking in a common parking lot if the total space provided is not less than the sum of the spaces required for each use individually.
(4)
Parking lot layout shall take into consideration pedestrian circulation and shall provide marked crosswalks and walkways interconnected into the pedestrian circulation system. Such crosswalks and walkways shall provide safe access from buildings to parking areas, adjacent properties and sidewalks. The crosswalks and walkways shall be integrated with existing sidewalks and paths.
B.
Pedestrian access.
(1)
Paths and lanes.
(a)
A pedestrian access system shall be provided throughout the development adjacent to and interconnecting all businesses so as to promote pedestrian activity throughout the development, as well as neighboring developments, and may include gathering/sitting areas with benches, landscaping and other street furniture, as appropriate.
(b)
The pedestrian access system shall consist of interconnected pedestrian/biking paths located along rear or side property lines and clearly marked pedestrian/biking lanes located on one side of the existing cartway, linking such lanes with said paths. Such paths and lanes shall be no less than six feet wide. Paths shall be constructed of asphalt or similar durable material as approved by the Township Engineer. Ramps for the physically challenged shall be provided at intersections and crosswalks.
(c)
Walking and biking paths linking businesses and neighboring residential areas shall be provided where possible. Such paths shall be a minimum of six feet wide and may use asphalt paving.
(d)
An agreement shall be required for signature between affected property owners, outlining responsibilities and costs associated with the continued maintenance of said pedestrian access system.