Springfield Township
City Zoning Code
City Zoning Code
ARTICLE XI
SU Special Use District
§ 143-65 Purpose.
SU Districts are designed to provide areas primarily for large site, low-lot coverage, campus-type development, which do not detract from the character of the surrounding area, nor prejudice the use of adjoining tracts for other permitted uses. Such uses are meant to be developed in a unified manner, on tracts of five acres or more, featuring cohesive architectural and landscaping designs which are complementary to each other and to the adjoining sites. SU Districts are also designed to provide opportunities for planned residential development as an overlay district permitting retirement residence and manufactured home park development on tracts of 20 acres or more.
§ 143-66 Use regulations.
A building may be erected, altered or used and a lot or premises may be used or occupied, subject to the provisions of Article XIII, for any of the following purposes and no other:
A.
Permitted principal uses.
(1)
Business offices, professional offices, medical offices, banks or financial institutions as part of a planned business center, designed as a single, unified architectural project or unit.
(2)
Laboratory (scientific or industrial research and development, testing, experimental), provided that:
(a)
No processing shall be permitted except insofar as such processing is incidental to research and development, process testing or operation of a small experimental pilot plant.
(b)
There is no commercial production of goods, materials or any other substance for sale or storage of the same, except as is necessary for scientific research.
(3)
A hospital which meets the standards of the Joint Commission on Accreditation of Hospitals and is qualified to train interns.
(4)
A nursing home, convalescent home or assisted-care facility meeting the current standards of its national professional accrediting associations.
(5)
Municipal building and municipal use.
(6)
Public utility building.
(7)
A theater, only if it is not used as an adult motion-picture theater, as provided for in Article IX.
(8)
Planned residential development as an overlay district, including retirement residence and manufactured home park development in accordance with Article VIII.
(9)
Private educational institutions offering instruction in business, vocational, technical, art, music, drama and other similar endeavors.
(10)
Nursery school or day-care center.
(11)
Educational use which is licensed by the Commonwealth of Pennsylvania for the location applied for, and is not for profit, or religious use as a place of worship.
B.
Permitted accessory uses.
(1)
Accessory use on the same lot with and customarily incidental to any of the above-permitted principal uses.
(4)
Restaurant or cafeteria areas, including outside seating areas, accessory to an office building in excess of 100,000 square feet of gross floor area (excluding utility and mechanical device areas), provided that such areas do not exceed 10% of the gross floor area.
(5)
The following uses accessory to a permitted office building in excess of 100,000 square feet of gross floor area (excluding utility and mechanical device areas), when located on the first floor or below:
(a)
Store for retail purposes only.
(b)
The following personal retail service shops serving customers on the premises: beauty parlor, barbershop, retail dry-cleaning (pick up and drop off only), tailor, photographer, and travel agency, and excluding tattoo and body piercing shops and massage studios.
(c)
Sale of baked goods, ice cream and confectionery goods brought in for sale on the premises at retail.
(d)
Watch, clock or jewelry repair shop.
(6)
Public garage.
C.
Conditional Uses. Subject to the general standards set forth in § 143-136 governing conditional uses, the following uses shall be permitted as conditional uses when authorized by the Board of Commissioners:
[Added 10-9-2018 by Ord. No. 1587]
(1)
Medical Marijuana Dispensary shall be permitted as a conditional use pursuant to Board of Commissioners' approval and subject to the general standards set forth in § 143-136 governing conditional uses and the specific standards set forth below:
(a)
A Medical Marijuana Dispensary Facility shall have a single secure public entrance and shall implement appropriate security measures to deter and prevent unauthorized entrance in areas containing medical marijuana.
(b)
Permitted hours of operation of a Dispensary Facility shall be 8:00 a.m. to 8:00 p.m., daily.
(c)
A Dispensary Facility shall not have any of the following: drive-through service, an outdoor seating area, outdoor vending machines.
(d)
A Dispensary Facility shall not be located within 1,000 feet of a property line of any public, private and parochial schools and day-care centers. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the dispensary is located, to the closest property line of the protected use regardless of the municipality in which it is located.
(e)
A Dispensary Facility shall be a minimum distance of 1,000 feet from the next nearest Medical Marijuana Dispensary Facility.
(2)
Medical Marijuana Grower/Processor - a Medical Marijuana Grower/Processor use shall be permitted as a conditional use pursuant to Board of Commissioners' approval and in accordance with the specific standards set forth below:
(a)
There shall be no emission of dust, fumes, vapors, odors or waste into the environment from any Grower/Processor facility where Medical Marijuana growing, processing or testing occurs.
(b)
Marijuana remnants and by-products shall be secured and properly disposed of in accordance with policies of the Department of Health of the Commonwealth of Pennsylvania. No such remnants or by-products shall be disposed of in any unsecure exterior refuse container.
(c)
A Medical Marijuana Grower/Processor Facility shall not be located within 1,000 feet of a property line of any public, private and parochial schools and day-care centers. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the dispensary is located, to the closest property line of the protected use, regardless of the municipality in which it is located.
(d)
A Medical Marijuana Grower/Processor Facility shall be a minimum distance of 1,000 feet from the next nearest Medical Marijuana Grower/Processor Facility.
§ 143-67 Height regulations.
A.
No building or structure shall exceed 35 feet in height, except that:
B.
In no case shall a public garage or other accessory building be larger than the principal building on the lot.
§ 143-68 Area and bulk regulations.
For every building or group of buildings hereafter erected or used for a use permitted in this district, the following regulations shall apply:
B.
Other permitted principal uses.
(1)
Lot area. Each permitted use shall have a minimum lot area of not less than five acres, except in the case of a hospital which shall have a minimum lot area of not less than 10 acres.
(2)
Lot width at the building line. A lot width of not less than 300 feet at the building line shall be provided.
(3)
Lot width at the street line. A lot width or lot frontage of not less than 300 feet shall be provided.
(4)
Building coverage and impervious surface. Not more than 25% of the area of each lot may be occupied by buildings and not more than 50% of any lot area shall be covered by impervious surfaces.
(5)
Setbacks. No building shall be located less than 50 feet from the street line, nor less than 50 feet from a side or rear property line, except that:
(a)
A hospital building, nursing home-convalescent home, assisted-care facility, medical, professional and/or business office building or laboratory building shall be located not less than 100 feet from the street line.
(b)
Where the tract or premises abuts a residence use or district or a similar use or district in an adjoining municipality on the side or rear, the building or buildings shall be located not less than 100 feet from such district boundary lines.
§ 143-69 Special requirements.
A.
General standards.
(1)
The tract of land on which each permitted use is conducted shall be held in single ownership and shall be operated under unified control and management. In the event of multiple ownership, a written agreement between the parties and owners involved shall be submitted to evidence that the development and management will be in accordance with a single plan with common authority and common responsibility.
(2)
The permitted use shall be served by public sewer and water.
(3)
Each permitted use shall provide and maintain attractively landscaped grounds and include screening necessary to buffer adjacent properties in accordance with a landscaping plan approved by the Board of Commissioners.
(4)
No products or goods shall be publicly displayed on the premises.
(5)
All utility lines servicing the permitted buildings, structures and the lot shall be placed underground within the lot lines of the property on which the use is located.
(6)
All mechanical equipment which is not enclosed within a building shall be fully and completely screened from view in a manner compatible with the architectural and landscaping style of the overall tract.
(7)
The physical design of the development plan shall provide for adequate control of vehicular traffic, make adequate provisions for public water, public sewer, erosion and sedimentation control, stormwater management, fire protection and other public services and further the amenities of light, air and visual enjoyment.
(8)
All buildings shall be designed and sited to reflect a sensitivity to existing natural features, to be responsive to solar orientation, wind exposure and energy efficiency and to relate to similar buildings on adjoining tracts in terms of size and scale.
B.
Dimensional standards.
(1)
If there are more than two buildings on a lot, the minimum distance between buildings shall be 50 feet, except that in the case of office, laboratory and hospital buildings in excess of 35 feet in height, the minimum distance between any two buildings shall be 75 feet.
C.
Vehicular access and traffic considerations.
(1)
Access barrier. Access to the public highway or street shall be controlled in the interest of public safety. Each building or group of buildings erected in special use districts and the parking or service areas shall be physically separated from the highway or street by a curb, planting strip or other suitable barrier against unchanneled motor vehicles' ingress or egress, except for accessways as authorized by Subsection C(2) below.
(2)
Accessways. Each separate use, grouping of attached buildings or grouping of uses permitted as part of a single integrated project shall have not more than two accessways to any one public highway or street. Neither of such accessways shall be more than 50 feet in width. On major roads, adequate acceleration and deceleration lanes shall be provided. The intent of this provision is to encourage the use of common accessways by two or more permitted highway uses in order to reduce the number and spacing of access points along the highway.
(3)
Traffic control devices and acceleration and deceleration lanes shall be provided at the expense of the owner.
D.
Off-street parking, and loading/unloading.
(2)
In addition to parking areas, areas shall be provided for loading and unloading of delivery trucks and other vehicles, and for the servicing of permitted establishments by refuse and recycling collection, fuel and other service vehicles, which areas shall be located at the side or rear of the buildings, shall be adequate in size and shall be so arranged that they may be used without blockage or interference with the use of the accessways or parking facilities. Such areas shall be designed in accordance with Article XV.
(3)
All parking, loading, access and service areas shall be located entirely within the lot lines of the permitted use, shall be paved and shall be adequately illuminated at night. All such areas shall be paved with concrete, blacktop or other hard surface. Lighting, including sign lighting, shall be arranged so as to protect the street and adjoining property from direct glare or hazardous interference of any kind.
F.
Special buffer and landscape requirements.
(1)
Along each side or rear property line which directly abuts a residence use or district in the Township or a similar district in an adjoining municipality, a buffer planting strip of not less than 25 feet in width shall be provided on which shall be placed shrubbery, trees or other suitable planting sufficient to constitute an effective screen and give maximum protection to the abutting district in accordance with a landscaping plan approved by the Board of Commissioners.
(3)
A landscaped area of not less than 15 feet shall be provided along all side and rear property lines that abut another nonresidential district. This shall not apply to side lot lines within the interior of a site developed as a single entity.
G.
Environmental controls. No building may be erected, altered or used and no lot or premises may be used in a special use district which is not in strict conformity with the environmental controls of Article XVII, § 143-113, or which is otherwise noxious or offensive or which constitutes a hazard in the immediately surrounding area. Each permitted use shall provide and utilize such smoke, noise or other control devices as are necessary to assure that the use will not:
(1)
Constitute any nuisance whatsoever beyond the boundary of the site by reason of dissemination of noxious, toxic or corrosive fumes, smoke, odor or dust.
(2)
Result in noise or vibration exceeding the average intensity of noise from other causes at the boundary site.
(3)
Produce objectionable heat, glare or radiation.
(4)
Result in electrical disturbances in nearby residences.
(5)
Increase congestion or hazardous traffic conditions on the highway or in the adjacent area.
(6)
Create any other objectionable condition in adjoining areas which will endanger health, safety or the proper use of property.
(7)
Disposal requirements. All trash, garbage, rubbish, recycling and debris of every kind and nature shall be stored within the building in fireproofed rooms and shall be collected and disposed of, as often as may be necessary under the particular circumstances, by private collectors and at no cost to the Township. If dumpster-type containers are used, said containers must be located to the rear or side of a lot, screened from view and in conformance with the Fire Code.[1] Where multiple uses are permitted, one central collection area shall be provided for all users in each building.
H.
Architectural character. All buildings shall be designed and built in harmony with one another relative to their size, scale, proportion and materials.
I.
Fencing. A minimum six-foot high opaque fence may be required along rear and/or side property lines which abut any residential use or district when deemed advisable by the Board of Commissioners.
§ 143-69.1 Planned hospital, medical/health campus.
A.
Permitted principal uses. A planned hospital, medical/health campus shall include a combination of two or more of the following uses on one lot:
C.
Area, bulk and height regulations.
(1)
Lot area. The minimum lot area shall be 10 acres.
(2)
Lot width at the building line. A lot width of not less than 350 feet at the building line shall be provided.
(3)
Lot width at the street line. A lot width or lot frontage of not less than 350 feet shall be provided on any street subject to the jurisdiction of the Pennsylvania Department of Transportation.
(4)
Building coverage and impervious surface coverage. Not more than 45% of the lot may be occupied by buildings, and not more than 70% of the lot shall be covered by impervious surfaces.
(5)
Setbacks.
(a)
Streets. No building shall be located less than 100 feet from the street line.
(b)
Lot line. No building shall be located less than 50 feet from any lot line except where such lot line abuts a residence district or use or similar use or district in an adjoining municipality, buildings shall be set back a minimum of 100 feet from such lot line.
(6)
Height of buildings. No building shall exceed 65 feet in height and four stories, which shall be measured as provided in § 143-67A. A public garage shall contain not more than three levels of parking where each level is a maximum of 15 feet high and in no case may the structure be taller than the principal building.
D.
Special requirements.
(1)
General standards.
(a)
The tract of land on which a planned hospital, medical/health campus is conducted shall be held in single ownership and shall be operated under unified control and management. In the event of multiple ownership of one or more of the buildings, a written agreement between the lot owner and building owner or owners, providing for the development and management of the property in accordance with a unified plan, shall be submitted to the Township Commissioners.
(b)
The property shall be served by public sewer and water.
(c)
Buffer and landscaping requirements shall be in accordance with the following:
[1]
Along each side or rear property line which directly abuts a residence district in the Township or a similar district in an adjoining municipality, a buffer planting strip of not less than 25 feet in width shall be provided on which shall be placed shrubbery, trees or other suitable planting sufficient to constitute an effective screen and give maximum protection to the abutting district in accordance with the approved landscaping plan.
[2]
Along each street line, a buffer area of not less than 20 feet in width shall be provided which shall be suitably landscaped and may include necessary sidewalks and accessways.
[3]
A landscaped area of not less than 15 feet shall be provided along all side and rear property lines when the property is adjacent to a property within the same zoning district.
(d)
No products or goods shall be publicly displayed on the premises, except that accessory uses may display within a building such related products and goods as are necessary to reasonably function.
(e)
All utility lines servicing the property and improvements shall be placed underground.
(2)
Vehicular access and traffic considerations.
(a)
The property shall be physically separated from each street by a curb, planting strip or other suitable barrier against unchanneled motor vehicles ingress or egress.
(3)
Off-street parking and loading.
(b)
In addition to parking areas, there shall be provided areas for loading and unloading of delivery trucks and other vehicles and for the servicing of permitted establishments by refuse and recycling collection, fuel and other service vehicles, which areas shall be located at the side or rear of the buildings, shall be adequate in size and shall be so arranged that they may be used without blockage or interference with the use of the accessways or parking facilities.
(c)
All parking, loading, access and service areas shall be located entirely within the lot lines of the permitted use, shall be paved and shall be adequately illuminated at night. All such areas shall be paved with concrete, blacktop or other hard surface. Lighting, including sign lighting, shall be arranged so as to protect the street and adjoining property from direct glare or hazardous interference of any kind.
(5)
Environmental controls.
(a)
Constitute a nuisance beyond the boundary of the property by reason of dissemination of noxious, toxic or corrosive fumes, smoke, odor or dust.
(b)
Result in noise or vibration exceeding the average intensity of noise from other causes at the boundary site.
(c)
Produce objectionable heat, glare or radiation.
(d)
Result in electrical disturbances in nearby residences.
(e)
Increase congestion or hazardous traffic conditions on the highway or in the adjacent area.
(f)
Create any other objectionable condition in adjoining areas which will endanger health, safety or the proper use of property.
(g)
Disposal requirements. All trash, garbage, rubbish and debris of every kind and nature shall be stored within a building in fireproofed rooms or outside of a building in a screened dumpster and shall be collected and disposed of, as often as may be necessary under the particular circumstances, by private collectors and at no cost to the Township. If dumpster-type containers are used, said containers must be located to the rear or side of the lot, screened from view and be in conformance with the Fire Code.[1] Where multiple uses are permitted, one central collection area shall be provided for all users of each building.
(6)
Architectural character. All buildings shall be designed and built in harmony with one another relative to their size, scale, proportion and materials.
(7)
Fencing. A six-foot-high opaque fence may be required along rear and/or side property lines which abut any residential use or district.
§ 143-70 Approval procedure.
Approval procedure shall be in accordance with § 143-128.