West Norriton Township
City Zoning Code
City Zoning Code
PART 7
B-P BUSINESS AND PROFESSIONAL DISTRICTS
§ 27-701 Use Regulations.
[Ord. 524, 12/31/1991; as amended by Ord. 09-638, 5/12/2009; by Ord. 09-640, 5/12/2009; by Ord. No. 2020-742, 7/14/2020; Ord. No. 2023-765, 12/12/2023]
A building may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other:
1.
Any use permitted in the R-A Residence District, except that special exception uses and agricultural or farm uses are specifically not permitted.
2.
Business office or professional offices.
3.
Mobile home parks on lots having a minimum tract area of four acres and having at least 100 feet of frontage along a street which shall have been designated either a secondary collector or major street or highway having a minimum right-of-way of 80 feet.
5.
Any commercial or retail use permitted in the L-C Limited Commercial Districts under § 27-901, except for those uses permitted under §§ 27-901.6, 27-901.7, and 27-901.8, provided that such commercial or retail use is adjacent to or combined with a permitted townhouse development on a minimum tract area of 20 acres.
6.
Unified development as described in § 27-1001Q of this chapter as a conditional use when authorized by the Board of Commissioners in accordance with the development standards contained in § 27-1008 of this chapter, the procedures outlined in § 27-1708 of this chapter, the provisions of § 27-1803, Subsection 2(C) of this chapter, and the procedural requirements included in the Pennsylvania Municipalities Planning Code except as specifically provided below:
A.
B.
A minimum gross tract size of 25 acres shall be provided for the unified development, with direct access to at least one major street as said term is defined in the Subdivision and Land Development Ordinance.[1] In the case where more than 750 dwelling units shall be proposed, then access to a second street shall be provided and subject to the approval of the Board of Commissioners.
§ 27-702 Area, Frontage and Height Regulations.
[Ord. 524, 12/31/1991]
The area, frontage and height regulations provided for in R-A Residence Districts shall apply.
§ 27-703 On-Site Parking.
[Ord. 524, 12/31/1991]
Every building constructed and/or used for business and/or professional offices under the provisions of this § 27-703 shall be provided with on-site parking spaces in the rear thereof which shall not occupy any part of a required yard. The square feet of parking space shall be not less than the square feet of floor space in such building.
§ 27-704 Submission of Plans.
[Ord. 524, 12/31/1991]
Where a building is to be constructed or used for business or professional offices, plans therefor shall be submitted to the Building Inspector who shall make a report thereon to the Township Commissioners. Such plans shall be drawn to a uniform scale and shall show:
A.
The boundaries of the lot and an outline of the existing or proposed buildings, the parking area, the arrangement thereof and the means of ingress and egress.
B.
The shape and dimensions of all exterior surfaces of the building.
C.
The appearance, preferably in color, of the buildings on conversion or completion, and of any signs to be attached to the buildings or to be located on the premises, together with a schedule of the nature and character of the material used or to be used on all outside surfaces of the buildings and signs.
D.
The landscaping of the premises.
E.
A floor plan of the buildings.
§ 27-705 Review and Approval of Plans.
[Ord. 524, 12/31/1991]
All plans shall be approved or disapproved by the Township Commissioners. If approved, copies thereof shall be filed among the Township records and the Commissioners may, at their discretion, require the owner to file of record in the office of the Recorder of Deeds of Montgomery County additional copies or such other instruments as the Commissioners may require. If a plan or other instrument is required to be recorded, the recording thereof shall constitute the final step in the approval of such plan or plans. The cost of recording shall be paid by the applicant.
§ 27-706 Effect of Approval of Plans.
[Ord. 524, 12/31/1991]
All plans finally approved, and whether or not recorded, shall be binding upon the applicant, his heirs, executors, administrators, successors and assigns; shall limit and control the issuance and validity of all building permits and use registration permits and limit the use and operation of all land and buildings designated in such plans to conditions appearing in such plans and the approval thereof.
§ 27-707 Amendment of Approved Plans.
[Ord. 524, 12/31/1991]
Approved plans may be amended pursuant to the same procedure and subject to the same limitations and requirements by which such plans were originally approved.
§ 27-708 Qualification as to Approval of Plans.
[Ord. 524, 12/31/1991]
The approval of plans shall not be construed as relieving the applicant or his successors in title from strict compliance with the provisions of this Chapter 27 and all other ordinances of West Norriton Township.
§ 27-709 Regulations for Mobile Home Parks.
[Added by Ord. 09-640, 5/12/2009]
1.
Legislative Intent. It is hereby declared to be the specific intent of this section to provide for mobile home parks; to ensure the compatibility of proposed mobile home parks with essential utilities and surrounding land uses; to further the general welfare by extending greater opportunities for better and more-affordable housing to all present and prospective residents of the Township; to provide for a diversity of housing types and prices; and to encourage mobile home parks that are beneficial to property values and the general welfare of West Norriton Township.
2.
Residential Uses. A mobile home park may include mobile homes of single width or multiple width or any combination thereof but shall not include truck campers, recreational vehicles or motor homes. No mobile home may be occupied before furnishing the Township a copy of the structural engineering bulletin indicating approval by the United States Department of Housing and Urban Development of the dwelling or of the components of the dwelling.
3.
Areas for Nonresidential Uses.
A.
No part of any mobile home park shall be used for nonresidential purposes, except such uses as are required for the direct servicing, recreation and well-being of the residents and for the management and maintenance of the development and are not otherwise prohibited by any provision of this section.
B.
Nothing in this section shall be deemed as prohibiting the rental, sale or resale of a mobile home stand or a mobile home located on a mobile home stand and connected to the pertinent utilities. Similarly, a model or display area is permissible only on a temporary basis, provided that such models or displays are developed in accordance with all applicable regulations of this section and other applicable ordinances and that use of the models or displays for sale or rental promotion ceases when the project is fully developed.
4.
Accessory Uses.
A.
Accessory uses and structures customarily incidental to the maintenance, servicing and well-being of mobile home development residents shall be permitted only as part of an approved development plan for the site.
B.
C.
Structures specifically designed by the mobile home manufacturers for enlargement of mobile homes and other additions architecturally compatible with the mobile home may be joined onto the principal dwelling, provided that all requirements of § 27-709, Subsections 13 through 16, and other applicable ordinances are met. The standards of Part 5, Standards for the Installation of Mobile Homes (ANSI/NFPA Publication No. 501A 1977), Manufactured Housing Institute and National Fire Protection Association, shall be adhered to.
5.
Maximum Density. The total number of lots in a mobile home park shall not exceed a maximum density of four per acre of tract area.
6.
Setback from Tract Boundary. No mobile home or other primary building may be located closer than 50 feet to any boundary of a mobile home park regardless of whether that boundary abuts a lot, water body, road or other right-of-way. In the event that a mobile home park abuts another such park, industrial use, commercial use or institutional use, this may be reduced to 35 feet.
7.
Setback from Streets. In no case shall the long side of a mobile home or any side of another primary building be located closer than 32 feet to the ultimate right-of-way line of any public street or to the edge of the cartway or the equivalent right-of-way line, if applicable, of private interior roadways, within a mobile home park; provided, however, that the short side of a mobile home deck, patio, carport or garage may be located no closer to these facilities than 22 feet.
8.
Setback from Common Parking Facilities. No mobile home or accessory use shall be located within 25 feet of any common parking area. No mobile home or accessory use shall be located within five feet of any parking stalls on the same mobile home lot.
9.
Maximum Building Coverage. The maximum coverage of any individual mobile home lot by all primary and accessory buildings and structures, including covered patios or decks, shall be no greater than 45%.
10.
Height. No structure built in a mobile home park shall exceed a height of two stories or a maximum of 32 feet, whichever is greater.
11.
Common Open Space. At least 10% of the tract area of the mobile home park must be in common open space, as defined herein, no more than 1/3 of which may be required buffer area. The configuration and location of the common open space must be consistent with the requirements of § 27-505G, Open Space in Cluster Subdivision Option.
12.
Plan Submission. Unless altered by any of the provisions herein, plan submission shall be in accordance with the applicable provisions of the Land Development and Subdivision Ordinance for West Norriton Township, being Chapter 22, as amended.
13.
Lot Size. All mobile home lots in a mobile home park shall have a minimum lot size of 5,600 square feet.
14.
Lot Width. No individual mobile home lot shall be less than 56 feet in width at the building setback line. No individual mobile home lot shall be less than 25 feet in width at the right-of-way line of a public street or the equivalent right-of-way line or the edge of the pavement of a private street, as applicable.
15.
Side and Rear Setbacks. No mobile home may be located closer than 10 feet to any side lot line, except as provided below, or 10 feet to any rear lot line of an individual mobile home lot. No accessory building may be located closer than five feet to any side or 10 feet to any rear lot line of an individual mobile home lot. Long sides of mobile homes, excluding attached garages, carports, decks and patios, shall be separated from each other by a minimum of 28 feet. Short sides or a long and a short side of mobile homes, excluding attached garages, carports, decks and patios, shall be separated from each other by a minimum of 20 feet. Whether or not attached, decks, patios, carports or garages of one mobile home shall be separated from decks, patios or any part of another mobile home by a minimum of 10 feet. Accessory buildings may be located on the lot line if physically joined to each other with a common wall located on the property line.
16.
Off-Street Parking. There shall be a minimum of two off-street parking spaces for each mobile home lot.
17.
Sewer and Water Facilities. The tract of land shall be served by public water and sewer facilities.
§ 27-710 Regulations for Townhouses.
[Added by Ord. No. 2020-742, 7/14/2020]
1.
Townhouses and townhouse developments shall comply with the following regulations:
A.
Minimum tract area: 20 acres.
B.
Maximum impervious coverage: 65%.
C.
Maximum building coverage: 50%.
D.
Maximum density: 12.0 DU per gross acre.
F.
Minimum front yard setback.
J.
Maximum number of townhouses attached in a building: eight units, but in no more than 10% of total townhouse buildings.
K.
Maximum building length: 150 feet.
L.
Maximum percentage of front garage townhouses: 35%.
M.
Maximum percentage of same type of townhouses: 45%.
N.
Minimum open space and active recreation areas.
P.
Front porches are permitted but shall not exceed four feet in depth, must have a roof or covering but cannot be fully enclosed.
Q.
Patios and decks are permitted but shall not exceed 12 feet in depth but must be located in the rear or alley side and cannot be enclosed.
R.
If retaining walls are proposed, then segmental block walls or other similar design shall be used that are consistent with earth tone colors.
2.
All townhouse development roads/alleys, stormwater facilities, sidewalks, landscaping and open space shall be privately maintained in perpetuity by a single entity or association.
3.
As part of the conditional use application, townhouses and townhouse developments shall provide the following information for review and approval:
A.
Conceptual architectural renderings.
B.
Conceptual landscaping plans.
C.
A list of building materials.
D.
The truck turning template.
E.
The following standards must be met for any townhouse development:
(1)
Units with garage doors occupying greater than 50% of the unit/building facade, then the unit/building facade shall be designed to articulate or undulate;
(2)
Unit/building's front facade must contain a minimum of 25% stone or brick material;
(3)
Units within townhouse buildings must be provided with some offset; and
(4)
If required by a Township Public Safety Agency, all buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building.
(5)
Front-access townhomes must have sidewalks on street side of property.
§ 27-711 Regulations for Commercial and Retail Uses.
[Added by Ord. No. 2020-742, 7/14/2020]
Commercial or retail uses shall comply with the following regulations: