New Garden Township
City Zoning Code
City Zoning Code
ARTICLE X
BP Business Park District
§ 200-49 Statement of intent.
In addition to the general goals listed in the statement of purpose and community development objectives in Article I, the BP Business Park District is established to:
§ 200-50 Use regulations.
A.
Uses by right. In any BP District a building may be erected, altered, or used and a lot or premises may be used by right, for any one of the following purposes and for no other:
(1)
New Garden Township municipal use.
B.
Conditional uses. Only one of the following uses may be permitted per lot as a conditional use in the Business Park District (BP) when approved by the Board of Supervisors subject to the standards of this section and Article XIX of this chapter:
[Amended 8-13-2001 by Ord. No. 142]
(1)
Business park, according to the following:
(a)
Provided such park has no retail sale of goods to the general public.
(b)
The business park is a single tract of ground developed under a single unified master development plan that provides for multiple building and uses.
(c)
The uses permitted in a business park shall be any combination of the following, and no others:
[1]
Professional business executive and administrative offices, which may include a variety of such types of offices and related facilities when utilized by a single user in the type of use generally referred to as "corporate headquarters."
[2]
Research and development uses.
[3]
A combination of the uses permitted in Subsection B(1)(c)[1] and [2] above in a single building or in more than one building, provided that such multiple building development is pursuant to a single unified master development plan for the entire tract.
[4]
Light industrial uses, including, furniture manufacturing; textile products, print shop; stone, clay, or glass products; photographic, or optical manufacturing; computer and software fabrication; or other similar uses.
[5]
Airports, aircraft manufacturing and testing facilities, aircraft maintenance buildings and equipment, and related support facilities including, but not limited to, aircraft parts manufacturing, supply warehouses, and fueling installations.
[6]
Service and support commercial uses subject to the following criteria:
[a]
Such uses must be located in a building and shall be primarily intended to serve the office park. The uses shall have a character and size which complements the park, and shall remain incidental and accessory to the park.
[b]
Support uses may include reproduction/duplicating service, stationery store, computer center, and corporate cafeteria.
[c]
Support uses shall be located within the park and shall not front on an external street, nor be designed or have such signage or other advertising material to attract attention or invite use of the facilities other than from within the park.
[7]
Accessory use on the same lot with, and customarily incidental to, any of the above permitted uses.
[8]
For each 10 acres of contiguous land in single ownership as of the effective date of this chapter, there may be only one lot subdivided and sold or utilized for a single-family dwelling. The lot area of such lot shall be a minimum of one acre and a maximum of two acres. The owner shall designate the 10 acres to which is applied the one lot subdivision. The remainder of the 10 acres shall therewith not be capable of subdivision under this section either by the current or future owners.
C.
D.
Qualifying conditions. The following conditions shall be satisfied prior to the consideration of any tract for development:
[Amended 8-13-2001 by Ord. No. 142]
(1)
The tract(s) shall be entirely within the Business Park District and shall be held in single ownership.
(2)
The tract shall be developed under a single, master development plan which shall include all lands, whether immediate or future, considered for development.
(3)
To qualify for business park use, the proposed tract shall contain a minimum of 10 contiguous acres.
(4)
All proposed uses within the Business Park District, developed under the terms of this article, shall be serviced by public sewer and water.
(5)
The tract and proposed lots shall be environmentally suitable to support the type of development being proposed.
(6)
Unique natural features of the tract, including but not limited to floodplain and steep slope areas, shall be preserved through sensitive environmental site design.
(7)
A business park development shall be located to provide adequate safe access to a collector or arterial road as classified by the New Garden Township Comprehensive Plan.
§ 200-51 Area and bulk regulations.
The following area and bulk regulations shall apply to any proposed development in this zone:
A.
Tract size. The minimum total area for a business park shall be 10 acres, provided that subdivision of individual lots within a business park is permitted.
C.
Park boundary buffer.
(1)
There shall be a buffer area surrounding the periphery of each business park with a minimum depth of 100 feet.
(2)
The boundary buffer shall remain free of buildings, structures and parking facilities.
(4)
The boundary buffer may be waived by the Board of Supervisors for those portions of the park which abut permanent, deed restricted open space with a minimum depth of 100 feet.
D.
Building setback.
(1)
No building shall be located less than 60 feet from the street line of an internal street or in the case of private streets, from the edge of the cartway.
(2)
No building shall be located closer than 35 feet from the side or rear lines in the case of individual lots within an office park.
(3)
Buildings shall be located a minimum of 100 feet from any tract line, and a minimum of 35 feet between buildings on the same lot or tract.
(4)
If two or more buildings are on one deeded parcel, they shall be located a minimum of 35 feet apart or to the sum of the combined heights of the two buildings, whichever is greater.
E.
Height regulations. All proposed development within the Business Park District shall adhere to the height requirements in Article XIII, Airport Hazard Zone, but shall not exceed 40 feet or three stories in height, whichever is less.
F.
Lot width. A lot width of not less than 250 feet shall be provided at the building line.
§ 200-52 Design standards.
All proposed business park development created under the terms of this article shall adhere to the following design standards:
A.
Scenic preservation. Buildings shall be located so as not to dominate hilltop or monopolize views of rural countryside. The height restrictions imposed are to assure that buildings will not generally exceed the height of mature trees.
B.
Vision obstruction. On any corner lot, or at any accessway, no wall, fence, sign or other structure shall be erected or altered and no hedge, tree shrub, or other growth shall be maintained which may cause danger to traffic on a street, highway, or public road by obscuring the view.
C.
Highway frontage development. Where a tract is to be subdivided in order to provide building sites for a number of different owners or users, the subdivided lots shall not directly access existing collector or arterial roads, but shall be serviced by an internal roadway system designed in accordance with § 200-103 of this chapter.
D.
Vehicular access and traffic controls. All vehicular access and traffic controls shall be designed in accordance with § 200-102 of this chapter. In addition, within the business park development, all traffic shall be directed to entrance ways serving the entire tract and no individual lots within the site shall have direct access to a road outside of the tract limits.
E.
Outdoor lighting and illumination of signs. All lightings shall be designed in accordance with § 200-106 of this chapter. In addition, all outside lighting, including sign lighting, shall be directed in such a way as to not create a nuisance to users of adjoining streets and property or subject them to direct glare or hazardous interference of any kind and especially as regards rendering traffic signals inconspicuous. Luminaries shall be approved by the Township Engineer as to their height and glare shielding equipment.
F.
Utilities. All utilities shall be placed underground within any development under this district.
G.
Outdoor storage. No outdoor storage shall be permitted within the Business Park District.
J.
Off-street parking. All off-street parking shall be designed in accordance with the standards established in § 200-109 of this chapter.
§ 200-53 Performance standards.
In addition to other specific design standards, all development in the Business Park Zone shall comply with the performance standards contained in § 200-110.