Springettsbury Township
City Zoning Code
City Zoning Code
ARTICLE XX
F-D Flexible Development District
§ 325-88 Purpose.
The Flexible Development District (F-D) is hereby established as a district in which regulations are intended to permit and encourage flexibility in development to encourage reinvestment and redevelopment. In promoting such development, the specific intent of this article is to allow for the use of vacant and under-utilized lands and buildings through the use of flexible development and redevelopment standards; sustainable development practices, including compatible architectural design; environmental performance standards, and by strictly prohibiting any use that would substantially interfere with the development, continuation or expansion of such uses within this district.
§ 325-89 Procedural requirements.
A.
Except where noted herein, development in the Flexible Development District (F-D) shall be subject to provisions and requirements for land developments as delineated in the Springettsbury Township Subdivision and Land Development Ordinance (Chapter 289).
B.
The Flexible Development District exists where shown on the Springettsbury Township Zoning Map on the date of adoption of this chapter, subject to the use regulations of § 325-90.
[Amended 2-12-2015 by Ord. No. 2015-03]
C.
Flexible Development Overlay. The development regulations of the Flexible District may also be applied as an overlay to tracts of two acres or more located in other base zoning districts, subject to the following regulations:
(2)
After review by the Planning Commission, the Township Board of Supervisors may elect to apply the Flexible Development Overlay to a parcel or set of contiguous parcels that meets at least one of the following criteria:
(a)
Any structure or site vacant for one calendar year.
(b)
An unoccupied structure that has been tax delinquent for a period of two years.
(c)
Physical condition that has rendered the site a public nuisance in accordance with Township building codes.
(d)
Presence of a fire hazard or other safety hazard to persons or property as determined by the Township Fire Chief.
(f)
Any structure that due to dilapidation, sanitation, vermin, lack of facilities or safety has been designated by the Township as unfit for human habitation.
(g)
Any structure from which the utilities, plumbing, heating, sewerage or other facilities have been disconnected, destroyed, removed or rendered ineffective so that the property is unfit for its intended use.
(h)
A vacant or unimproved tract in a predominantly built-up area, which by reason of neglect or lack of maintenance has become a place for accumulation of trash and debris or a haven for rodents or vermin.
(i)
A property that has environmentally hazardous conditions, solid waste pollution or contamination in a building or land.
(3)
After review by the Planning Commission, the Board of Supervisors may, in its sole discretion, decide whether the proposed tract is suitable for application of the Flexible Development Overlay.
§ 325-90 F-D District permitted uses.
[Added 4-22-2010 by Ord. No. 2010-04[1]]
A.
The following uses are allowed in the F-D District:
(1)
Principal permitted uses:
(a)
All nonresidential uses listed as principal permitted uses in § 325-90.1B(1).
(b)
Storage and retail sale of rock, gravel, sawdust, coal or topsoil.
(c)
Welding shops.
(d)
Warehousing.
(e)
Wholesale business.
(f)
Product processing, assembly and packaging.
(g)
Laundry, dry cleaning, dyeing or rug cleaning plant.
(h)
Concrete batch plants.
(i)
Metal casting.
(j)
Metal fabrication.
(k)
Planing mills.
(l)
Crematorium.
(m)
Manufacturing when conducted wholly within a completely enclosed building.
(n)
Research and testing laboratory.
(o)
Business park.
(p)
Industrial park.
(q)
Agricultural implement sales.
(r)
Glass installation and sales.
(s)
Tool and equipment rental.
(t)
Sales of industrial hand tools, industrial supplies such as safety equipment and welding equipment, that are products primarily sold wholesale to other industrial firms or industrial workers.
(u)
Lumber and coal yards, building material storage yards, provided that not more than 20% of the developed portion of the site that is reasonably necessary for outside storage of equipment and material is devoted to such use. This area must have a screened buffer yard and landscaping or fencing as defined in the Subdivision and Land Development Ordinance (Chapter 289).
(v)
Retail automobile service stations and nonretail card lock stations.
(w)
Truck sales, service, and rental.
(x)
Marine craft sales, service and rental.
(y)
Manufactured dwelling sales and services.
(z)
Automobile service and repair. A minimum of 15% green area must be provided on the site.
(aa)
Automobile accessory sales and auto parts retailing and wholesaling.
(bb)
Automobile body and/or paint shops.
(cc)
Building and home improvement materials and supplies, wholesale sales, and warehousing.
(dd)
Retail stores or outlets providing such use is subordinate or supplemental to a warehouse or manufacturing establishment.
(ee)
Cold storage plants.
(ff)
Principal supply utility.
(gg)
Railroad terminal, yard.
(hh)
Trade or industrial school.
(ii)
Public works shops and storage yards.
(jj)
Private or public parking as a primary use.
(2)
Permitted accessory uses (see Article XXVII):
(b)
Living or residential quarters as an accessory use including, but not limited to, security guards' quarters where such quarters are customarily provided for security and/or insurability of the premises and other residential uses directly related to the operation of the primary permitted use.
(c)
Off-street parking and loading.
(d)
Energy conversion systems.
(e)
On-site hazardous waste treatment and storage facilities.
(3)
Prohibited uses: any use that is not a permitted use.
§ 325-90.1 Permitted uses under F-O Flexible Development overlay.
[Amended 10-11-2007 by Ord. No. 2007-17; 4-22-2010 by Ord. No. 2010-04]
Uses are defined by the base zoning in the F-O Flexible Development overlay as listed below:
A.
The following uses are allowed under a flexible development overlay in the N-C or N-C/H base zoning districts:
(1)
Permitted principal uses:
(a)
Detached single-family dwelling.
(b)
Attached single-family dwelling.
(c)
Semi-attached single-family dwelling.
(d)
Two-family dwelling.
(e)
Multifamily dwelling.
(g)
Domiciliary care unit.
(h)
Skilled nursing facility.
(i)
Assisted living facility.
(j)
Accessory dwelling unit for family members.
(k)
General office.
(l)
Professional office.
(m)
Medical office.
(n)
Mortuary.
(o)
The following retail and service uses occupying not more than 3,000 square feet in floor area for which operating hours are limited to between 6:00 a.m. and 10:00 p.m.:
(p)
Private club.
(q)
House of worship.
(r)
Library.
(s)
Public facilities.
(t)
Mixed use with one or more commercial activity listed above and residential apartments upstairs.
(u)
Public parks and playgrounds.
(2)
Permitted accessory uses (see Article XXVII):
(a)
Off-street parking and loading areas.
(b)
Utility sheds.
(c)
Greenhouses.
(d)
Gazebos.
(e)
Decks and patios.
(f)
Swimming pool.
(g)
Energy conversion systems.
(h)
No-impact home-based business.
(i)
Home occupations.
(j)
Child day-care home.
(k)
Child day-care center.
(l)
Recreational vehicle parking and storage.
(m)
Satellite antennas and dishes.
B.
The following uses are allowed under a flexible development overlay in the M-U, C-H and F-D base zoning districts:
[Amended 2-12-2015 by Ord. No. 2015-03]
(1)
Principal permitted uses:
(b)
Institutional:
[1]
Child day-care center.
[2]
House of worship.
[3]
Public or private school.
[4]
Skilled nursing facility.
[5]
Assisted living facility.
[6]
Medical care facility, including hospital and clinic.
[7]
Private club.
[8]
Public facility.
[9]
Library.
[10]
Museum.
[11]
Mass transit station.
[12]
Electrical transmission and distribution facilities and telephone central offices.
[13]
Public parks and playgrounds.
(c)
Commercial:
[1]
Automobile or trailer sales when the lot is improved with an automobile or trailer display building having not less than 1,000 square feet devoted exclusively to the display of automobiles or trailers.
[2]
Automobile/vehicle service and repair areas, sales and installation of parts, accessories and replacement equipment.
[3]
Hotel and motels.
[4]
Manufactured home sales when the lot is improved with a building containing an office, display room and appurtenant facilities, having an area of not less than 1,000 square feet.
[5]
General office.
[6]
Professional office.
[7]
Financial institutions, including drive-through facilities.
[8]
Medical office or clinic and/or medical laboratory.
[9]
Hospital.
[10]
Car rental agency.
[11]
Neighborhood convenience store.
[12]
Animal hospital, pet shops and grooming.
[13]
Artist studio or gallery.
[14]
Appliance and small equipment sales and repair.
[15]
Mortuary.
[16]
Health club.
[17]
Personal care services.
[18]
Retail sales; including drive-through facilities.
[19]
Shopping center, shopping plaza or shopping mall.
[20]
Specialty shops such as baking, confectionery, dressmaking, dyeing, laundry, shoe repair, printing and copying services, tailoring and similar shops and services.
[21]
Theaters.
[22]
Recreational or entertainment facility.
[23]
Restaurants and cafes with or without drive-through facilities.
[24]
Bars.
[25]
Gasoline service stations and car washes.
[26]
Mini storage facilities.
C.
All uses permitted in the F-D District are permitted under a flexible development overlay in the B-I and G-I base zoning districts.
[Amended 2-12-2015 by Ord. No. 2015-03]
§ 325-91 Area and bulk regulations.
[Amended 6-26-2025 by Ord. No. 2025-07]
A.
Lot area: not applicable.
B.
Lot width: not applicable.
D.
Setbacks:
(3)
Setbacks for commercial and industrial uses permitted under § 325-90B(1)(c) and C above when abutting residential districts or uses: No use allowed within the above-referenced sections, excepting building setbacks and areas for parking, circulation and landscaping, shall be located closer than 100 feet to any residential district boundary or residential use. When new buildings, expansions or additions to existing employment uses are proposed, such existing or new uses shall be subject to special exception and comply with the following rules:
(a)
New buildings, expansions or additions closer to a residential district or use than existing buildings on the site shall be permitted only for office uses related to on-site operations.
(b)
Except for office uses related to on-site operations, the following rules shall apply:
[1]
Where site location and dimensions permit, all portions of any new building, expansion or addition must be located a minimum of 100 feet from any residential district or use.
[2]
Where site location and dimensions do not permit new buildings, expansions or additions to be located a minimum of 100 feet from any residential district or use, new buildings, expansions or additions must be located on the opposite side of existing structures from a residential district or use.
[3]
Where site location and dimensions do not permit new buildings, expansions or additions to be located on the opposite side of existing structures from residential district or use, no portion of a new building, expansion or addition shall be located closer to a residential district or use than existing buildings on the site.
E.
Building height:
(1)
Nonresidential uses or base zoning: 100 feet.
(2)
Residential uses or base zoning: no building shall be erected to a height in excess of 55 feet. The following are exceptions to the maximum height:
(a)
Height may be increased by one foot for each additional foot that the width of each yard exceeds the minimum required up to a maximum height of 100 feet.
(b)
Projections allowed: Chimneys, flagpoles, satellite dishes, lightning rods, vents and other similar items with width, depth or diameter of three feet or less may extend above the height limit, as long as they do not exceed five feet above the top of the highest point of the roof. If they are greater than three feet in width, depth or diameter, they are subject to the height limit.
(c)
Radio and television antennas, utility poles, and public safety facilities are exempt from the height limit.
§ 325-92 Design standards.
It is the intent of the following criteria to provide a set of guidelines that will result in unified, harmonious and high quality architecture throughout the Flexible Development District without inhibiting the imaginative work of architectural designers and the individuality of property owners and tenant businesses. Design methods are encouraged that tend to minimize the large-scale visual impact of buildings and create a complex of buildings compatible with a pedestrian scale of the streetscape. Developers and designers are encouraged to explore the creative possibilities on individual sites while seeking to maintain an architectural consistency with the basic patterns and elements throughout the Flexible Development District.
A.
Site design criteria.
(1)
Entrance drives shall be clearly visible and intuitively located to the first-time visitor.
(2)
Conflict between service vehicles, automobiles and pedestrians should be minimized.
(4)
Architecture and site development shall be coordinated and unified.
(5)
Each phase of a development project should be able to attain a stand-alone visual unity.
B.
Building form and materials.
(1)
Building walls shall be designed to create pedestrian-scale exterior spaces by utilizing smaller wall segments, landscaping, wall texture and shadow lines.
(2)
Architectural design or signage that draws excessive attention from surrounding roadways is not acceptable.
(3)
For building exterior wall materials:
(a)
One primary material should be used. Materials that express permanence, substance, timelessness, and restraint are required.
(b)
Materials should be sufficiently durable to guarantee low maintenance, stability and a reasonable life span.
(c)
Materials shall be consistent or blend with existing materials in adjacent areas of the district.
(d)
Pre-engineered buildings featuring predominantly metal painted exteriors are strongly discouraged except for industrial development.
(e)
Exposed drainage pipes on building fronts are not permitted, except if specifically approved by the Planning Commission.
(f)
Highly reflective surfaces that create hazardous glares for motorist are discouraged.
(4)
For building roofs:
(a)
When flat roof areas can be viewed from above, roof-mounted equipment should be installed in a neat and compact fashion and be of a color that blends with the visual background.
(b)
Sloped roofs should be constructed of a traditional roof material. Corrugated metal, fiberglass and asphalt are not allowed unless specifically approved by the Planning Commission.
(c)
Building parapets should be of such a height to screen roof-mounted mechanical equipment. If parapets cannot provide adequate screening, an unobtrusive screening device designed to appear integral with the building architecture may be used. Such screening devices shall be constructed of durable materials and finished in a texture and color scheme consistent with the architectural character of the building.
C.
Lighting guidelines.
(1)
All lighting which might be visible from an adjacent street must be indirect or utilize a full cutoff shield-type fixture. Pedestrian-scale bollard lighting is encouraged and may be directly visible from adjacent streets.
(2)
Parking areas, access drives, and internal vehicular circulation areas shall be illuminated by zero cutoff fixtures. The parking-lot illumination level shall achieve a uniformity ratio of 3 to 1 (average to minimum) with a maintained average of one footcandle and a minimum of 0.3 footcandle.
(3)
Service-area lighting must be substantially contained within the service yard's boundaries and enclosure walls.
(4)
Indirect (invisible source) wall lighting or "wall-washing" overhead down lighting of site architecture, or interior building illumination which spills outside is encouraged. Architectural lighting should articulate and accent building design, as well as create functional illumination for safety and clarity of pedestrian movement.
(5)
Pedestrian area lighting:
(a)
Lighting of outdoor pedestrian use areas (including courtyards, entryways, etc.) should achieve a uniformity ratio of 3.5 to 1 (average to minimum), with an average illumination of 0.60 footcandle and a minimum of 0.18 footcandle.
(b)
Lighting of pedestrian walkways should clearly identify the walkway and imply the direction of travel.
(6)
Inoperable bulbs shall be replaced and fixtures maintained/repaired within five business days to maintain required lighting levels.
D.
Landscaping. The project shall provide landscaping to accomplish the following design objectives:
(1)
Landscape strips shall be used to separate travel lanes of adjoining roads from the buildings, off-street parking lots, off-street loading areas, outdoor storage and display facilities and any other uses and/or activities conducted on the site.
(2)
Landscape strips shall be used to delineate travel lanes of on-site access drives, driveways and interior drives within off-street parking lots, off-street loading areas and other vehicle storage/movement areas.
(3)
Landscape materials shall be used to adequately buffer and screen the activities of each use so as to promote compatibility between different adjoining land uses. Adequate buffering and screening shall be determined by conformance with those other impact-related standards, including but not limited to those presented in this zone. Where nonresidential uses are proposed adjoining residences and/or a residential zone, the nonresidential use shall be required to establish a vegetative screen (e.g., trees, shrubs and berms) that effectively blocks the view between grade and a minimum height of six feet at the property line at the time of planting. View blockage shall achieve no less than eighty-percent opacity at all times of the year.
(4)
Landscape materials shall be selected from native species that are healthy and vibrant. All landscape materials shall be maintained and any required landscape materials that do not survive shall be replaced with healthy specimens within six months.
(5)
Where a site adjoins any public street, no areas devoted to the outdoor storage of goods or materials, nor any off-street loading areas shall be located in the area that includes the full width of the site and is located between that face of the principal building that is closest to the street right-of-way.
(6)
All areas devoted to outdoor storage of goods or materials and any off-street loading areas shall be screened from adjoining roads and properties that do not share such common outdoor storage areas or off-street loading areas. Screening shall be provided in accordance with those standards listed in Subsection D(3) above.
(7)
Required side and rear yard landscape strips shall be provided along all side and rear property lines, except for that portion of the side occupied by a joint off-street parking lot, joint off-street loading area and/or joint outdoor storage areas shared by adjoining uses according to the following regulations:
(a)
Each planting area shall be a minimum of 10 feet in width.
(b)
A screen of at least six feet in height at time of planting that results in a noise-and-sight-obscuring buffer that is any one or a combination of the following methods:
(c)
Trees and shrubs should be spaced to grow together within four years from planting, and ground cover provided to attain seventy-five-percent coverage within four years.
(d)
Breaks in perimeter landscaping for pedestrian access may be required as determined by the Zoning Officer during site plan review.
(e)
Perimeter landscaping shall be required in an amount which, when combined with other on-site landscaping requirements, does not exceed 15% of the total site area.
(8)
Required ground cover. Any portion of the site not used for buildings, structures, parking compounds, loading areas, outdoor storage areas, access drives, interior drives, driveways and walkways shall be maintained with a vegetative ground cover.
(9)
Required interior landscaping of parking lots. In any parking lot containing 20 or more parking spaces (except a parking garage), 5% of the total area of the lot shall be devoted to interior landscaping. Such interior landscaping shall be used:
(a)
At the end of parking space rows.
(b)
To break up rows of parking spaces at least every 10 parking spaces.
(c)
To help visually define travel lanes through or next to the parking lot.
(d)
Landscaped areas situated outside of the parking lot, such as required landscaped strips, peripheral areas and areas surrounding buildings, shall not constitute interior landscaping. For the purpose of computing the total area of any parking lot, all areas within the perimeter of the parking lot shall be counted, including all parking spaces and access drives, aisles, islands and curbed areas. Ground cover alone is not sufficient to meet this requirement. Trees, shrubs or other approved material shall be provided. At least one shade tree shall be provided for each 300 square feet (or fraction thereof) of required interior landscaping area. These trees shall have a clear trunk at least five feet above finished-grade level. Parked vehicles may not overhang interior landscaped area more than 2 1/2 feet; where necessary, wheel stops or curbing shall be provided to ensure no greater overhang. If a parking lot of fewer than 20 spaces is built without interior landscaping and later additional spaces are added so that the total is 20 or more, the interior landscaping shall be provided for the entire parking lot.
E.
Integration. The project shall be designed and arranged to integrate within its surroundings and become part of its overall community according to the following objectives:
(1)
The configuration of the development shall provide for a logical and seamless connection with its surroundings. The location of roads, access drives, driveways, sidewalks and/or pedestrian paths and traffic control devices shall all either connect with existing adjoining similar facilities at logical locations or establish logical patterns for new such facilities if no such adjoining facilities exist.
(2)
The configuration of the development should promote the use of coordinated development features. Shared use of access drives, driveways, off-street parking and loading areas, outdoor storage and display features, dumpsters, signs, parks and open spaces, sidewalks and other pedestrian paths and stormwater management facilities is encouraged so long as each use's individual impact is adequately managed. The use of shared facilities shall also be accompanied by the recording of common use and maintenance agreements between the affected properties in language acceptable to the Township Solicitor.
(3)
The development shall be required to provide for safe and convenient pedestrian access to each use from adjoining properties and nearby residential areas of the Township.
§ 325-93 Off-street parking.
[Amended 6-26-2025 by Ord. No. 2025-07]
Off-street parking and loading space shall be provided in accordance with Article XXV of this chapter; provided, however, the minimum parking space requirement for multifamily dwellings in the Flexible Development District (FD) shall be 1.5 spaces per dwelling unit.
§ 325-94 Signs.
The design, size and placement of signs shall be in accordance with Article XXIV of this chapter.