Ridley Township City Zoning Code
ARTICLE X
Special Districts
§ 325-52 APT Apartment Districts.
A.
Intended purpose. These district regulations are designed to provide areas for apartment development within the Township, where reasonable access to shopping, arterial streets and public transportation exists. It shall be the purpose of these districts to provide exclusively for multiple-family dwellings and appropriate support and accessory uses.
B.
Standards and regulations.
(1)
There shall be no storage of any kind, including but not limited to trash and garbage, on the outside of any building.
(2)
Rights-of-way, to be first approved by the Township Officials of the arrangement of public and private sidewalks, so as to most advantageously protect pedestrians from the hazards of motor vehicle traffic.
(3)
All occupant or tenant laundry washing and drying facilities shall be within the apartment building or screened by suitable walls or solid fences from both the street and adjoining properties.
(4)
Construction to be of fire-resistant materials, with such additional fire prevention and fire fighting facilities as may be required by the Board of Township Commissioners and the Department of Labor and Industry.
(5)
No building or group of buildings shall be built on a tract of ground less than one acre in area.
(6)
The lot area for each dwelling unit shall be not less than 1,000 square feet.
(7)
A setback of not less than 50 feet shall be provided as a front yard on each street which the building abuts.
(8)
No building shall occupy more than 30% of the lot area.
(9)
Rear yard areas must be provided for a depth of at least 35 feet.
(10)
Where any such lot or tract of ground abuts a residential district located within or without the Township boundaries, all apartment buildings shall be not less than 40 feet from the said residential district boundary line.
(11)
Where there are more than one apartment house buildings on a lot or tract of ground, the distance between any two apartment houses shall be not less than 20 feet.
(12)
Minimum off-street parking and loading shall be provided in accordance with Article XIII of this chapter.
[Amended 9-26-2007 by Ord. No. 1903]
(13)
No apartment house building shall exceed 50 feet in height.
(14)
No commercial or professional facilities shall be permitted in any apartment building, except by special exception granted by the Zoning Hearing Board. Parking requirements for the approval of such uses are six spaces for each professional occupying and utilizing such apartment as a professional office and six spaces for each commercial establishment.
(15)
No permit for the construction of any apartment house building shall be issued unless the application therefore shall first be submitted to the Township Planning Commission, in order that compliance with this chapter and all other applicable ordinances can be assured.
§ 325-53 MH Multiple Type Housing Districts.
A.
Intended purpose. These districts are intended to provide a variety of housing types for low and moderate income families.
B.
Permitted uses. A building or buildings may be erected, altered or used; and a parcel of land may be used for any or a combination of the following purposes and no other:
(1)
Single-family dwellings.
(2)
Multifamily dwellings.
(3)
Semidetached dwellings.
(4)
Apartments.
(5)
Accessory uses and buildings customarily incidental to any of the above permitted uses.
C.
Standards and regulations.
(1)
Disposal of sewage shall be through public sewer system.
(2)
There shall be no storage of any kind, including but not limited to trash and garbage, on the outside of any building which is more than 2 1/2 stories in height.
(3)
The arrangement of public and private sidewalks, if any, shall be subject to approval by the Township officials so as to most effectively protect pedestrians from the hazards of motor vehicle traffic.
(4)
In buildings of three stories or more, all occupant or tenant laundry washing and drying facilities shall be within the building or screened by suitable walls or solid fences from both the street and adjoining properties.
(5)
All buildings hereafter constructed in this district shall be constructed of fire-resistant materials, with such additional fire prevention and fire-fighting facilities as may be required by the Board of Township Commissioners and the Department of Labor and Industry.
(6)
No building or group of buildings shall be built on a parcel of land less than one acre in area.
(7)
The density of living units shall not exceed the product of the total square feet contained in the parcel of land upon which the building or buildings are erected or are to be erected divided by 1,000.
(8)
Building coverage of all buildings shall not exceed 30% of a parcel of land. Excluding existing buildings, no more than three buildings in excess of 2 1/2 stories shall be permitted on a parcel of land. The computation of building coverage shall be based upon the gross area of the parcel of land including areas of the parcel within easements or rights of way of existing or future streets, highways, pipelines and utilities and areas required for sidewalks. For the purposes of this subsection that part of a building located between floors and having less than 75% of its wall area above grade shall not be considered as a story.
(9)
A front yard of not less than 20 feet from any street upon which any building fronts shall be provided.
(10)
No building hereafter constructed shall be constructed closer than 20 feet to any other building.
(11)
No building hereafter constructed shall be constructed closer than 35 feet to any property line of the parcel of land upon which it is located.
(12)
One off-street parking or garage space shall be provided for every two dwelling units. Required yard setback and other open areas may be uses for off-street parking. A parking space shall mean a space on a lot for the parking of a motor vehicle to which there is an access from a street, nondedicated private street or alley.
(13)
No apartment building shall exceed 75 feet in height; provided, however, where any apartment building exceeds 60 feet in height, the minimum setbacks, yard areas and distances between buildings relative to such building shall be increased by one foot for each one foot of height above 55 feet.
(14)
Commercial facilities shall be permitted in any apartment building provided those facilities are designed and intended to serve only the tenants of such apartment buildings and tenants of other buildings situate on the same parcel of land.
D.
For the purposes of defining permitted uses in this district, the term "semidetached dwellings" shall be defined as any building or attached buildings designed to be occupied by two families, each family occupying a single living unit.
E.
For the purposes of defining permitted uses in this district, the term "apartments" shall be defined as any building or attached buildings designed to provide living units for three or more families living independently of each other and assigned different sections thereof.
F.
In the case of a parcel of land held in single ownership at the effective date of this chapter, which does not comply with the requirements for minimum area width or open spaces, any lesser area, width or open space may be permitted when authorized as a special exception by the Zoning Hearing Board.
G.
For the purposes of defining uses in this district, the term "accessory uses" shall include but not be limited to administration offices, maintenance facilities, storage facilities and recreational facilities, all or any of which may be located in any of the permitted uses or in a freestanding building or buildings.
H.
No permit for the construction of any apartment building shall be issued unless the application therefor shall first be submitted to the Township Planning Commission, in order that compliance with this chapter and all other applicable ordinances of the Township can be assured.
§ 325-54 (Reserved) [1]
§ 325-55 Steep Slope Conservation District.
A.
Purpose. The purpose of these provisions is to expand upon the community development objectives associated with environmental protection and the preservation of natural resources expressed in Article I of this chapter. Further, these provisions are designed to encourage the sensitive treatment of hillsides and their related soil and vegetation resources in an effort to minimize adverse environmental impacts. The following objectives serve to complement these specific purposes and the overall purposes of this chapter.
(1)
To conserve and protect steep and very steep slopes from inappropriate development such as excessive grading, land form alteration and extensive vegetation removal.
(2)
To avoid potential hazards to property and the disruption of ecological balance which may be caused by increased runoff, flooding, soil erosion and sedimentation, blasting and ripping of rock, and landslide and soil failure.
(3)
To encourage the use of steep and very steep slopes for open space and other uses which are compatible with the preservation of natural resources and protection of areas of environmental concern.
B.
General provisions.
(1)
Compliance. No area within the Steep Slope Conservation District shall hereafter be used without full compliance with the terms of this chapter and other applicable regulations.
(2)
Preservation of other restrictions. It is not intended by this chapter to repeal, abrogate or impair any regulations set forth in any other articles herein, any regulations set forth in any regulation of Chapter 268, Subdivision and Land Development, or any easements, covenants or deed restrictions, its provisions shall prevail.[1] Further, nothing contained in this chapter shall diminish in any way the provisions of the Clean Streams Law[2] and/or Chapter 102 of the Department of Environmental Protection's Rules and Regulations, or any other applicable state, federal, county or Township regulations, codes, ordinances and the like.
(3)
Definition. A "minor subdivision" is a subdivision of land less than 10 acres not involving any easement of access or creation of a street or including a residential dwelling. All other subdivisions shall be considered major subdivision.
C.
Boundary definition and mapping.
(1)
The Steep Slope Conservation District is comprised of areas of steep and very steep slopes, as shown on the Steep Slope Conservation District Map which is attached to and made part of this chapter. The map constitutes only a general representation of steep and very steep slopes, based on the analysis of the contours displayed on the United States Geological Survey (USGS) Quadrangles for Media and West Chester, Pennsylvania. As such, refined mapping will be required to more accurately define the district, as specified in § 325-55C(4) below.
(2)
Areas of steep slope are characterized by a change in elevation from 15% to 25% over a specified distance of contour interval.
(3)
Areas of very steep slope are characterized by a change in elevation greater than or equal to 25% over a specified distance or contour interval.
(4)
The Steep Slope Conservation District Map shall be considered as an overlay to the Ridley Township Zoning Map subject to the following:
(a)
The district shall have no effect on the permitted uses in the underlying zoning district, except where said uses, intended to be located within the boundaries of the district, are in conflict with the permitted uses set forth in § 325-55D herein.
(b)
In those areas of the Township where this district applies and the requirements of this district are in conflict with the permitted uses set forth in § 325-55D herein, this section shall supersede the requirements of the underlying zoning district.
[1]
Should the district boundaries be revised as a result of judicial decision, the zoning requirements applicable to the area in question shall revert to the requirements of the underlying zoning district(s) without consideration of this section.
(5)
Interpretation of district boundaries.
(a)
The Steep Slope Conservation District Map shall be used as a general guide for determining the boundaries of the district. In any application for major subdivision and/or land development, the applicant shall, using two-foot contours, delineate slopes from 15% to 25% and greater than or equal to 25%. In the case of a minor subdivision, five-foot contours shall be used. Further, the applicant shall use an actual field topographic survey as the source of contour information and the basis for depicting such slope categories.
(b)
Once delineated, the mapping of the applicant will be reviewed by the Planning Commission and the Township Engineer. The applicant will be required to follow all regulations of this chapter for those areas which reflect steep slope and very steep slope conditions as determined through the Planning Commission's and Township Engineer's review.
D.
Use and regulations.
(1)
Permitted principal uses in areas of very steep slope (greater than 25%):
(2)
(a)
Conservation and recreation uses requiring structures.
(b)
Agricultural structures and cultivation.
(c)
Proposed utilities, easements and right-of-way.
(d)
Accessory uses customarily incidental to any of the foregoing.
(e)
Accessory structures to any uses permitted in § 325-55D(1).
(f)
Roads and driveways only when no viable alternative alignment of location is feasible.
(3)
Prohibited uses and activities in areas of very steep slope (greater than 25%):
(a)
Cut and fill, other than in association with any uses related to § 325-55D(1) and (2) above.
(b)
Soil, rock or mineral extraction, and/or removal, other than in association with any uses related to § 325-55D(1) and (2) above.
(c)
Removal of topsoil, other than in association with any uses related to § 325-55D(1) and (2) above.
(d)
On-lot sewage disposal systems.
(4)
Permitted principal uses in areas of steep slope (15% to 25%):
(a)
Any principal use permitted in § 325-55D(1) herein.
(5)
(b)
Single-family detached dwellings.
(c)
Stormwater management facilities.
(d)
Sanitary sewers and sewage pumping stations.
(e)
On-lot sewage disposal systems.
(f)
Buildings and other structures in the commercial and industrial districts.
(g)
Accessory uses and structures customarily incidental to the foregoing.
(6)
Prohibited uses and activities in areas of steep slope (15% to 25%):
(a)
Cut and fill other than in association with any uses related to § 325-55D(4) and (5) above.
(b)
Soil, rock or mineral extraction and/or removal other than in association with any uses related to § 325-55D(4) and (5) above.
E.
Application procedure. All applications for any use of land within the Steep Slope Conservation District shall include the submission of the following materials and information:
(1)
Plans drawn to a scale of at least one inch equals 50 feet sealed by a registered professional engineer, depicting the following:
(a)
The location, dimensions and elevations of the property.
(b)
Existing and proposed uses and development.
(c)
Existing and proposed contours at two foot intervals, except that five-foot contours may be used for minor subdivisions or development on a single lot.
(e)
Typical cross-sections and elevations of the property and proposed structures at intervals prescribed by the Township Engineer.
(f)
Existing land cover characteristics of that portion of the property within the Steep Slope Conservation District indicating wooded areas, open areas and their ground cover type and any areas with impervious surfaces. The modifications proposed to the existing land cover shall also be indicated.
(g)
Photographs showing existing uses, vegetation and topography of areas within the Steep Slope Conservation District.
(2)
A report describing the slope, soil and vegetation characteristics of that portion of the property within the subject district. Such report shall also describe the proposed type and methods of proposed building construction, the type of foundation system(s) to be employed, and proposals for landscaping, sewage disposal and water supply. Further, the report shall describe all sediment and erosion control measures to be used as required by Ridley Township and/or the Department of Environmental Protection; and any and all additional engineering and conservation techniques designed to alleviate environmental impacts which may be created by proposed development activities.
F.
Standards for approval of special exception uses.
(1)
In addition to the standards described in § 325-116H pertaining to special exception uses, the Zoning Hearing Board shall consider the following:
G.
Any uses of structure(s) approved as a special exception use shall provide evidence that:
(1)
The Steep Slope Conservation District is being proposed for development since no other alternative location is feasible or practical.
(2)
Earthmoving activities and vegetation removal will be conducted only to the extent necessary to accommodate proposed uses and structures and in a manner will not cause excessive surface water runoff, erosion, sedimentation and unstable soil condition. Further, it shall be demonstrated that any and all reasonable mitigation techniques and procedures will be utilized or have been considered in the preparation of the subdivision and/or land development plan.
(3)
Proposed buildings and structures are of sound engineering design and footings are assigned in response to the site's slope, soil and bedrock characteristics; and, when applicable, shall extend to stable soil and/or bedrock.
§ 325-56 Municipal Use District.
[Added 2-25-1998 by Ord. No. 1780]
A.
Purpose. The purpose of these provisions is to preserve and encourage the use of property for the educational, recreational and community use of the entire Township of Ridley. It is particularly intended to preserve certain land or facilities already in place and now so used by the community.
B.
Permitted uses. Land, buildings or premises shall be used by right only for one or more of the following uses:
(1)
Educational use, public or private.
(2)
Recreational or community use for the benefit of the entire population of the Township, including parks, playgrounds, trails, paths and athletic fields and courts.
(3)
Office, in connection with on-site educational, recreational, municipal or community use.
(4)
Sites for sewage treatment, refuse disposal and other publicly owned or operated facilities, including communication facilities for police, fire, emergency and other Township functions. All communications facilities shall comply with Article XIII of this chapter.
(5)
Publicly owned or operated scenic and historic sites.
(6)
Library or noncommercial museum.
(7)
Community center or publicly owned auditorium.
C.
D.
Area and bulk requirements. In this district, any structure hereafter erected or any lot hereafter used or occupied for any lawful purpose shall provide the minimum and not exceed the maximum dimensions specified below. However, any wireless telecommunications towers and antennas shall be subject to the requirements in § 325-95 and not the following:
(1)
Minimum lot and area: None.
(2)
Minimum lot width: None.
(3)
Building coverage: 30%.
(4)
Impervious surface coverage: 75%.
(5)
Front yard: 20 feet.
(6)
Side yards: 20 feet, except where abutting a residential district, in which case 40 feet shall be required.
(7)
Rear yard: 25 feet.
(8)
Building height: No building shall exceed three stories or 45 feet in height, unless authorized as a special exception.
§ 325-56.1 IHC Industrial Heritage Corridor District.
[Added 12-15-2010 by Ord. No. 1904]
A.
Purposes. The purposes of this district are to provide for technology-based and waterfront-related uses designed to revitalize the Route 291 corridor, in order to create a sustainable economic setting consistent with the needs and requirements of 21st century commerce. The district also allows traditional heavy industrial development. Provisions are also added to encourage the cultural, environmental and tourist-related features and potential of the corridor.
B.
Uses permitted by right. A building or group of buildings may be erected, altered or used for only one or more of the following uses and no other:
(1)
Communication building.
(2)
Light manufacturing.
(3)
Industrial plants manufacturing, processing or assembling helicopters, fixed-wing aircraft, or other steep-gradient aircraft capable of hovering.
(4)
Freight terminal.
(5)
Distribution center.
(6)
Hotel.
(7)
Large-scale retail business.
(8)
Minor shopping center.
(9)
Restaurant, sit-down.
(10)
Office.
(11)
Water transportation facility.
(12)
Recreational open space.
(13)
Public facility.
(14)
Recreation facility.
(15)
Museum.
C.
Special exception uses. The following shall be permitted only as special exception uses when approved by the Ridley Township Zoning Hearing Board in compliance with §§ 325-56.1G and H and applicable provisions of Article XVI of this chapter:
(1)
Motion-picture production/studio.
(2)
Spa/retreat.
(3)
Resort hotel.
(4)
Motel.
(5)
Resort condominium.
(6)
Banquet facility.
(7)
Supper club.
(8)
Restaurant, counter service.
(9)
Restaurant, fast-food.
(10)
Casino.
(11)
Conference center.
(12)
Commercial complex.
(13)
Major shopping center.
(14)
Laboratory.
(15)
Sports stadium.
(16)
Amusement/theme park.
(17)
A combination or mix of uses permitted by right or by special exception in one building or in more than one building, provided that such mixed-use development shall be permitted only as a single, unified development project with a common architectural theme.
D.
Accessory uses and structures:
(2)
Storage within an enclosed building in conjunction with a permitted use.
(3)
Heliport.
(4)
Parking area or garage for the general public or for employees, subject to § 325-80 of this chapter.
(7)
Cafeteria, primarily for use of employees of uses and facilities permitted in this district.
(8)
Any accessory use on the same lot with and customarily incidental to uses permitted above in this district.
E.
Area and bulk regulations.
(1)
For uses permitted by right:
(a)
Lot area. A lot area of not less than two acres shall be provided for every principal building hereafter erected.
(b)
Lot width. The lot for each principal building hereafter erected shall have a width of not less than 150 feet.
(d)
Building height. No building shall have a height exceeding 75 feet with a maximum of six stories above grade.
(e)
Building coverage. The aggregate area of all buildings on a lot shall not exceed 40% of the lot area.
(f)
Impervious coverage. The aggregate of all impervious coverage on a lot shall not exceed 60% of the lot area.
(2)
For special exception uses permitted by § 325-56.1C:
(a)
Lot area. A lot area of not less than five acres shall be provided.
(b)
Lot width. A lot width of not less than 150 feet shall be provided.
(d)
Building height. No building shall have a height exceeding 75 feet with a maximum of six stories above grade.
(e)
Building coverage. The aggregate area of all buildings on a lot shall not exceed 40% of the lot area.
(f)
Impervious coverage. The aggregate of all impervious coverage on a lot shall not exceed 60% of the lot area.
F.
Special development regulations. The following regulations shall apply for uses permitted by right and to the special exception uses permitted by § 325-56.1C of this chapter:
(1)
Landscaping and screening.
(a)
Landscaping consisting of shrubs, trees or other plantings shall be provided in front of and along one other side of all principal buildings. Such landscaping area shall be not less than four feet wide.
(b)
Landscaping shall also be provided in high-visibility areas such as exterior and interior roadways, between individual parking areas and to break up continuous rows of parking. Such landscaping shall be provided in accordance with a landscaping plan approved by the Township of Ridley Board of Commissioners, upon the recommendation of the Township Engineer.
(c)
Mechanical equipment located on the ground, such as heating or cooling equipment, pumps or generators, must be screened from the street and any abutting residential zones by walls, fences or vegetation tall enough to screen the equipment. Mechanical equipment on roofs must be screened from the ground level of any abutting residential zoned areas.
(d)
Any portion of a lot or tract that is not used for buildings or other structures, loading or parking spaces, or aisles or designated storage areas shall be landscaped in accordance with a landscaping plan approved by the Township of Ridley Board of Commissioners, upon the recommendation of the Township Engineer.
(e)
Storage and display. Opaque, ornamental fencing, walls or evergreen planting so that they cannot be seen from adjoining streets or parking areas when viewed by a person standing at ground level shall screen permanent outside storage areas.
(2)
Interior circulation, access and traffic control.
(a)
The entrance road from the exterior roadway that is a major arterial shall have a cartway not less than 36 feet wide for at least 200 feet from the point of entrance into the site.
(b)
The interior circulation on a lot or tract shall be designed so that no driveway or street providing parking spaces shall be used as a through street. If parking spaces are indicated by lines with angles other than 90°, the traffic lanes shall be restricted to a one-way flow to permit head-in parking. No driveway or street used for interior circulation shall have traffic lanes less than 10 feet in width.
(c)
Areas provided for loading and unloading of delivery trucks and other vehicles and for the servicing of shops by refuse collection, fuel and other service vehicles shall be adequate in size and shape and be so arranged that they may be used without blockage or interference with the use of accessways or automobile facilities.
(d)
All accessways to any public street or highway shall be located at least 200 feet from the intersection of any two street lines and shall be designed in a manner conductive to safe ingress and egress.
(e)
No plan or proposal shall be approved which is likely to create traffic hazards endangering the public safety. Safety requirements that may be imposed, where appropriate in such a review, shall include traffic control devices, acceleration lanes or deceleration lanes, turning lanes, traffic and lane markings and signs.
(3)
Pedestrian standards.
(a)
An on-site pedestrian circulation system must be provided, which connects the parking areas and the structures on the site. The circulation system must be hard-surfaced and be at least five feet wide. Where the system crosses driveways, parking areas and loading areas, the system must be clearly identifiable, through the use of striping, elevation changes, speed bumps, a different paving material or other similar material. The on-site pedestrian circulation system must be lighted so that employees, residents and customers can use it at night.
(b)
The applicant shall connect the pedestrian circulation system to other areas of the site such as a parking lot and any pedestrian amenities, such as plazas and resting areas.
(4)
Building design.
(a)
Buildings may be designed and arranged either separately or in an attached fashion.
(b)
All buildings shall be designed according to a unified architectural scheme.
(c)
All pedestrian entrances shall be paved with an all-weather surface. Curbing shall be provided to separate parking, access, streets and driveways.
(d)
All signs shall be designed so as to be harmonious and consistent, in terms of size, design and color scheme, with those of nearby uses or buildings. Also see applicable provisions of Article XII of this chapter.
(e)
All design schemes must obtain approval of the Ridley Township Board of Commissioners.
G.
Conditions for approval of special exception uses. The following conditions shall be satisfied prior to the consideration of any tract as a special exception use:
(1)
The parcel(s) shall be entirely within the IHC Industrial Heritage Corridor District.
(2)
The parcel shall have an area of not less than five acres.
(3)
When deemed necessary by the Ridley Township Zoning Hearing Board, the applicant shall prepare a traffic impact study.
(4)
A professional traffic engineer hired by the applicant and approved by the Ridley Township Zoning Hearing Board shall prepare such study.
(5)
The purpose of the traffic study is to enable the Ridley Township Zoning Hearing Board to access the impact of the proposed development on the highway system, adjacent or nearby uses, or the East Coast Greenway; to identify traffic-related problems associated with the proposed development; and to identify improvements and solutions to be incorporated into the project design.
(6)
No structure, except one used exclusively in connection with a water-dependent use (e.g., marina) shall be erected, altered or extended to within 50 feet of the bulkhead line.
(7)
All buildings situated south of Pennsylvania Route 291 shall be located with the objective of preserving the visual and physical access to the Delaware River. Development plans shall show that the location of buildings is such as to allow physical and visual access to the Delaware River.
(8)
In addition to the conditions above, the Ridley Township Zoning Hearing Board may attach such additional, reasonable conditions and safeguards as it may deem necessary to implement the purposes of this chapter and the Pennsylvania Municipalities Planning Code (Act 247, as amended) and protect the health and welfare of the community.
H.
Route 291/13 Corridor and East Coast Greenway. Landscaping, signage, and similar features within the Route 291/13 Corridor and East Coast Greenway shall be consistent with the Delaware County Industrial Heritage Route 291/13 Beautification and Greenway Plan of 2002 and the Delaware County Route 291/13 Landscaping and Signage Project of 2005, as they relate to land within these corridors in Ridley Township.