Whitpain Township City Zoning Code
ARTICLE XVII
A-R and A-R-1 Administrative and Research Districts
§ 160-101 Legislative intent.
In expansion of the community development objectives contained in Article III, § 160-8, it is hereby declared to be the intent of this article to establish two administrative and research districts having the following purposes:
A.
Purposes of A-R District.
(1)
Provide for nonpolluting administrative, research and office uses that take advantage of superior locations and highway accessibility.
(2)
Prohibit polluting or noxious uses by providing strict performance standards while limiting the types of permitted uses to only those having no adverse effect.
(3)
Establish standards which encourage orderly and planned development of office parks, including an internal road network and spacious building lots, while avoiding areas unsuitable for development.
(4)
Preserve natural features and other natural or man-made amenities; encourage superior site design and plan for the needs and safety of prospective tenants and the residents of the community.
B.
Purposes of A-R-1 District.
(1)
In addition to those purposes stated above, provide for nonpolluting administrative, research and office uses in areas adjacent to previously zoned and developed A-R Zoning Districts that take advantage of superior locations and highway accessibility.
(2)
Ensure that residential and institutional development will be buffered against A-R-1 Districts and prevent encroachment upon existing roads and highways by the use of substantial yard setbacks, strict building bulk controls and installation of new landscape materials and/or require the preservation of existing natural features to accomplish the same effect.
§ 160-102 Use regulations in A-R District.
[Amended 9-4-1985 by Ord. No. 4-83; 1-6-1992 by Ord. No. 4-128; 10-6-1997 by Ord. No. 4-157; 4-5-2005 by Ord. No. 4-205]
A building or group of buildings may be erected, altered or used and any lot or premises may be used or occupied for any of the following purposes and no other:
A.
Offices for administrative, executive, professional, sales and other similar uses, the normal attributes of which do not involve the actual storage, exchange or delivery of merchandise on the premises.
(1)
Banks, savings and loan associations, credit unions and other financial institutions.
[Added 4-18-2006 by Ord. No. 4-217]
B.
Laboratory for scientific, agricultural or industrial research and development.
C.
Signs, subject to the provisions of Article XXVI, and further provided that no freestanding sign shall be at its highest point greater than 12 feet above ground level.
[Amended 12-20-2011 by Ord. No. 4-234]
D.
Any use of the same general character as any of the uses hereinbefore specially permitted when authorized as a special exception.
F.
Accessory use on the same lot with and customarily incidental to any of the foregoing permitted uses, including:
(1)
Cafeteria for employees and guests.
(2)
Recreation facilities for tenants and their employees.
(3)
The following personal service shops primarily for the convenience of tenants and their employees and, as such, open for business only during the hours of operation of the largest shift of employees within the building so long as such facility or any total combination thereof shall not constitute more than 10% of the first-floor gross floor area of such building and shall be located only within the confines of the building:
(a)
Barbershop, beauty shop.
(b)
Transportation ticket office.
(c)
Newsstand, pharmacy.
(d)
Restaurants, but excluding establishments maintaining drive-in, drive-through, curb service, outdoor counters or otherwise permitting or facilitating eating or drinking on the exterior of the building, provided that the restaurant premises shall be equipped with refrigerated garbage disposal facilities.
G.
Limited storage and service of electronic, computer, pharmaceutical, optical and mechanical components as accessory to a foregoing permitted use, by special exception when authorized by the Zoning Hearing Board, subject to the following conditions:
(1)
Special exceptions shall be authorized only when accessory to a permitted use within the district.
(2)
The area devoted to limited storage and service shall not exceed 10% of the total floor area specifically used and occupied by the principal use to which the storage and service is accessory.
(3)
The limited storage and service shall be permitted only within an enclosed building, and no exterior alterations, such as loading docks and garage doors, shall be permitted.
(4)
The accessory use shall be specifically limited to materials and products such as electronic, computer, pharmaceutical, optical or mechanical components and pieces which are capable of being held in one hand by the average worker.
(5)
No separate signage shall be permitted for this activity.
§ 160-103 Use regulations in A-R-1 District.
[Amended 1-6-1992 by Ord. No. 4-128; 10-6-1997 by Ord. No. 4-157; 4-5-2005 by Ord. No. 4-205]
A building or group of buildings may be erected, altered or used and any lot or premises may be used or occupied for any of the following purposes and no other:
A.
Offices for administrative, executive, professional, research, sales and other similar uses, the normal attributes of which do not involve the actual storage, exchange or delivery of merchandise on the premises.
(1)
Banks, savings and loan associations, credit unions and other financial institutions.
[Added 4-18-2006 by Ord. No. 4-217]
B.
Signs, subject to the provisions of Article XXVI and as herein may be regulated for the A-R District, and further provided that no freestanding sign shall be at its highest point greater than 12 feet above ground level.
[Amended 12-20-2011 by Ord. No. 4-234]
C.
Any use of the same general character as any of the uses hereinbefore specially permitted when authorized as a special exception.
D.
Accessory use on the same lot with and customarily incidental to any of the foregoing permitted uses, including:
(1)
Cafeteria for employees and guests.
(2)
Recreation facilities for tenants and their employees.
(3)
The following personal service shops primarily for the convenience of tenants and their employees and, as such, open for business only during the hours of operation of the largest shift of employees within the building so long as such facility or any total combination thereof shall not constitute more than 10% of the first-floor gross area of such building and shall be located only within the confines of the building:
(a)
Barbershop, beauty shop.
(b)
Transportation ticket office.
(c)
Newsstand, pharmacy.
(d)
Restaurants, but excluding establishments maintaining drive-in, drive-through, curb service, outdoor counters or otherwise permitting or facilitating eating or drinking on the exterior of the building, provided that the restaurant premises shall be equipped with refrigerated garbage disposal facilities.
E.
Limited storage and service of electronic, computer, pharmaceutical, optical and mechanical components as accessory to a foregoing permitted use, by special exception when authorized by the Zoning Hearing Board, subject to the following conditions:
(1)
Special exceptions shall be authorized only when accessory to a permitted use within the district.
(2)
The area devoted to limited storage and service shall not exceed 10% of the total floor area specifically used and occupied by the principal use to which the storage and service is accessory.
(3)
The limited storage and service shall be permitted only within an enclosed building, and no exterior alterations, such as loading docks and garage doors, shall be permitted.
(4)
The accessory use shall be specifically limited to materials and products such as electronic, computer, pharmaceutical, optical or mechanical components and pieces which are capable of being held in one hand by the average worker.
(5)
No separate signage shall be permitted for this activity.
§ 160-104 Area, width, yard and height regulations in A-R District.
In the A-R Administrative and Research District, the following regulations shall apply:
A.
Minimum lot area and widths. A lot area of not less than five developable acres and a lot width of not less than 300 feet at the building line shall be provided for every building or other structure erected or used for any use permitted in this district.
B.
Front yard. The required minimum depth of a front yard shall be as follows:
(1)
Where a building faces a street on the opposite side of which the land is zoned residential: 150 feet from the ultimate right-of-way line of the street.
(2)
Where a building faces a street on the opposite side of which the land is zoned commercial, industrial, administrative and research or research and engineering: 50 feet from the ultimate right-of-way line of the street.
C.
Side yards. There shall be two side yards on each lot, which shall have an aggregate width of not less than 150 feet, neither side yard having a width of less than 50 feet, and provided that any side yard abutting a dedicated public street shall have a width of not less than 100 feet from the ultimate right-of-way line of the street. Where a building is not parallel or perpendicular to a lot line, for purposes of determining whether the aggregate width of the side yards is 150 feet, such distances shall be measured from the lot line to the average distance that the building is set back from the lot line and not from the point of the building closest to the lot line.
D.
Rear yard. There shall be a rear yard on each lot, the depth of which shall be not less than 50 feet, provided that any rear yard abutting a dedicated public street shall have a depth of not less than 100 feet from the ultimate right-of-way line of the street.
E.
Building coverage. No more than 20% of the area of any lot shall be occupied by buildings.
F.
Lots near residential districts. In no case shall any building or structure be erected closer than 150 feet to any residential district.
G.
Height. The maximum height of any building shall be 50 feet.
H.
On-site parking and loading. No parking shall be permitted closer than 50 feet to the street ultimate right-of-way line along any lot, nor closer than 50 feet to any lot line abutting or opposite a street right-of-way from a residential district. All parking must be off street and shall be in compliance with the provisions of Article XXVII.
[Amended 11-16-1999 by Ord. No. 4-168]
I.
Special regulations for contiguous tracts of land containing more than 35 developable acres which are zoned A-R Administrative and Research. Where contiguous tracts of ground are located in an A-R Administrative and Research District and contain more than 35 developable acres, the following provisions shall apply:
(1)
The requirement contained in Subsection B of a front yard of 150 feet where a building faces a street on the opposite side of which the land is zoned residential is reduced to 70 feet, but in no event a distance less than twice the height of the building, if there are no existing residences constructed adjacent to the street or there exists no approved residential subdivision proposing three or more lots immediately adjacent thereto.
(2)
The requirement contained in Subsection C that any side yard abutting a street shall have a width of not less than 100 feet is reduced to 70 feet, but in no event a distance less than twice the height of the building, if there are no existing residences constructed adjacent to the street or there exists no approved residential subdivision proposing three or more lots immediately adjacent thereto.
(3)
The requirement contained in Subsection D that any rear yard abutting a street shall have a depth of not less than 100 feet is reduced to 70 feet, but in no event a distance less than twice the height of the building, if there are no existing residences constructed adjacent to the street or there exists no approved residential subdivision proposing three or more lots immediately adjacent thereto.
(4)
The requirement contained in Subsection F that no building or structure shall be erected closer than 150 feet to any residential district is reduced to 110 feet, but in no event a distance less than twice the height of the building, if there are no existing residences constructed immediately adjacent to the residential district boundary line or there exists no approved residential subdivision proposing three or more lots immediately adjacent thereto.
(5)
The requirement contained in Subsection H with regard to parking is reduced from 50 feet to 30 feet along a road right-of-way only if there are no existing residences constructed immediately adjacent to the proposed development or there exists no approved residential subdivision proposing three or more lots immediately adjacent thereto.
(6)
A parking garage or covered parking structure, whether detached or a part of a building, shall be specifically prohibited from the reduced yards permitted in this subsection, unless said parking is completely submerged below the existing ground elevation.
(8)
Any structure, building, appurtenance, tower, tank or chimney or any part thereof in excess of 50 feet in height shall be specifically prohibited from the reduced yards permitted in this subsection, unless specifically waived by the Board of Supervisors.
§ 160-105 Area, width, yard and height regulations in A-R-1 District.
In the A-R-1 Administrative and Research District, the following regulations shall apply:
A.
Minimum lot area and widths. A lot area of not less than 7 1/2 developable acres and a lot width of not less than 300 feet at the building line shall be provided for every building or other structure erected or used for any use permitted in this district.
B.
Front yard. The required minimum depth of a front yard shall be as follows:
(1)
Where a building faces a street on the opposite side of which the land is zoned residential: 150 feet from the ultimate right-of-way line of the street; provided, however, that this requirement is reduced to 110 feet from the ultimate right-of-way if there are no existing residences constructed immediately adjacent to the proposed development or there exists no approved residential subdivision proposing three or more lots immediately adjacent thereto.
(2)
Where a building faces a street on the opposite side of which the land is zoned commercial, industrial, administrative and research or research and engineering: 50 feet from the ultimate right-of-way line of the street.
C.
Side yard. There shall be two side yards on each lot, which shall have an aggregate width of not less than 150 feet, neither side yard having a width of less than 50 feet, and provided that any side yard abutting a dedicated public street shall have a width of not less than 100 feet. Where a building is not parallel or perpendicular to a lot line, for purposes of determining whether the aggregate width of the side yards is 150 feet, such distance shall be measured from the lot line to the average distance that the building is set back from the lot line and not from the point of the building closest to the lot line.
D.
Rear yard. There shall be a rear yard on each lot, the depth of which shall be not less than 50 feet, provided that any rear yard abutting a dedicated public street shall have a depth of not less than 100 feet.
E.
Building coverage. No more than 20% of the area of any lot shall be occupied by buildings.
F.
Lots near residential districts. In no case shall any building or structure be erected closer than 150 feet to any residential district.
G.
Height. The maximum height of any building shall be three stories, and no part of any building or structure shall be higher than 43 feet. A parking garage or covered parking structure shall not be counted as a story if the roofline of the parking garage or covered parking structure is not higher than three feet above the proposed average grade elevation around the building.
H.
On-site parking and loading. No parking shall be permitted closer than 50 feet to the street ultimate right-of-way line along any lot, nor closer than 50 feet to any lot line abutting or opposite a street right-of-way from a residential district. All parking must be off street and shall be in compliance with the provisions of Article XXVII.
[Amended 11-16-1999 by Ord. No. 4-168]
(1)
The requirement with regard to parking is reduced from 50 feet to 30 feet if there are no existing residences constructed immediately adjacent to the proposed development or there exists no approved residential subdivision proposing three or more lots immediately adjacent thereto.
(3)
No parking or driveways, whether surface or in an underground structure, shall be closer than 100 feet to a property line that is not a street and adjacent to a residential or institutional zoning district.
§ 160-106 Environmental regulations.
In the A-R Administrative and Research District and A-R-1 Administrative and Research District, the following regulations shall apply:
A.
Smoke control.
(1)
No smoke shall be emitted from any chimney or other source visible gray greater than No. 1 on the Ringelmann Chart as published by the United States Bureau of Mines.
(2)
Smoke of a shade not darker than No. 2 on the Ringelmann Smoke Chart may be emitted for not more than four minutes in any 30 minutes.
(3)
These provisions applicable to visible gray smoke shall also apply to visible smoke of a different color but with an equivalent apparent opacity.
B.
Control of dust and dirt, fly ash and fumes, vapors and gases.
(1)
No emission shall be made which can cause any damage to health, to animals or vegetation or other form of property or which can cause any excessive soiling at any point.
(2)
No emission of liquid or solid particles from any chimney or otherwise shall exceed 0.3 grain per cubic foot of the covering gas at any point.
(3)
For measurement of the amount of particles in gases resulting from combustion, standard correction shall be applied to a stack temperature of 500° F. and 50% excess air.
C.
Control of noises. Noise shall not violate the Township's Disturbing the Peace Ordinance, at § 83-1 of the Code of Ordinances of Whitpain Township.
D.
(Reserved)
E.
Control of glare and heat.
F.
Control of vibration. No vibration which is discernible to the human sense of feeling shall be perceptible without instruments at any point on the lot line.
G.
Control of radioactivity or electrical disturbance. There shall be no activities which emit dangerous radioactivity at any point. There shall be no electrical disturbance (except from domestic household appliances) adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.
H.
Outdoor storage and waste disposal.
(1)
No flammable or explosive liquids, solids or gases shall be stored in bulk above the ground; provided, however, that tanks or drums of fuel directly connecting with energy devices, heating devices or appliances located on the same lot as the tanks or drums of fuel are excluded from this provision.
(2)
All outdoor storage facilities for fuel, raw materials and products stored outdoors shall be enclosed by a fence adequate to conceal the facilities from any adjacent properties. No storage shall be permitted in any required front yard nor closer than 150 feet to any residential or institutional district.
(3)
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces.
(4)
All materials or wastes which might cause fumes or dust, which constitute a fire hazard or which may be edible or otherwise be attractive to rodents or insects shall be stored outdoors only in closed containers.
I.
Screening. All front yards and all areas delimited by a side or rear lot line abutting or directly across a street from a residential district and to a depth of 50 feet for the entire length thereof shall be maintained as green areas and planted in grass, shrubs and/or trees, except for necessary ways of access there through, which shall be planted in accordance with a plan approved by the Board of Supervisors following a recommendation by the Planning Commission, which shall, at least, conform to the standards and requirements of § 160-107A of the Code of the Township of Whitpain, including all regulations required for screen buffer.
[Added 8-3-2004 by Ord. No. 4-204]
§ 160-107 Buffer yards and planting materials.
A.
Buffer yards. Buffer yards are required between subdivision and/or land developments which are located in either administrative and research district and adjacent tracts of ground which are zoned residential or institutional or any existing perimeter public street. The buffer yard shall have a minimum width of 25 feet, and the owner shall select from the planting options listed in Subsection B one of the planting options to meet the buffer yard requirement for each boundary. However, the Board of Supervisors may permit an alternative planting option which shall have a screening capability equal to or greater than any of the available options. The options contained in Subsection B below indicate the minimum amount of plant material that is required per linear foot of property line. However, the Board of Supervisors shall, in its discretion, have the power to increase the amount of planting required as a condition of approval when of the opinion that the required buffer materials are not capable of providing a desirable transition between the existing and proposed land uses. Unless stated below in Subsection B, plants shall be aligned adjacent to property lines or right-of-way boundaries but may be sited on any portion of the property if permitted by the Board of Supervisors. Plant materials shall be so arranged as to allow for proper growth and to provide the buffer intended herein.
(1)
Screen buffer: when required, shall be placed along the property line and shall be designed to block views to site elements such as parking lots, dumpsters, trash or recycling areas, service or loading docks, outdoor storage or sales yards, fenced detention basins and utility facilities such as sewage treatment plants and pump stations.
[Added 11-16-1999 by Ord. No. 4-168]
(2)
Screen buffer specifications. A screen buffer shall protect and utilize existing plant material where practicable. New planting options shall consist of a solid fence or earthen mound or wall to a minimum height of four feet; in combination with the planting option in Subsection B(3) and one additional option as listed below. Options from § 160-107C may be substituted for the additional option in Subsection B.
[Added 11-16-1999 by Ord. No. 4-168]
B.
Planting options. The following are the planting options:
(1)
One canopy tree per 40 feet along boundary line (for every 40 feet of total distance, not necessarily one every 40 feet), plus one flowering tree per 20 feet, plus one evergreen per 20 feet, informally arranged.
(2)
One canopy tree per 40 feet, plus one evergreen per 15 feet, informally arranged.
(3)
One evergreen per eight feet when measured in two rows staggered six feet apart, informally arranged.
(4)
One evergreen per 15 feet with four-foot-high berm (maximum slope of 3 to 1).
(5)
One evergreen per 15 feet plus one evergreen shrub per six feet when measured in two rows staggered six feet apart, informally arranged.
(6)
One evergreen per 10 feet plus one shrub per three feet, informally arranged.
C.
Selection of plant materials.
(1)
Each planting option may utilize any of the plant materials set forth below. Minimum plant size, given either in height or in caliper, is indicated below. The Board of Supervisors may permit other planting types if they are hardy to the area, are not subject to blight and disease and are of the same general character and growth habit as those listed below. All plant material shall meet the standards of the American Association of Nurserymen.
(2)
The owner shall not be required to provide a buffer yard if the existing planting, topography or man-made structures are acceptable for screening purposes by the Board of Supervisors and the existing features are to be saved and preserved, with precautions to ensure continuous vigorous growth shown on the plans.
D.
Plant material list.
(1)
Canopy trees (three-and-one-half-inch caliper minimum having a minimum planting height of 12 feet to 14 feet).
[Amended 11-16-1999 by Ord. No. 4-168]
Scientific Name | Common Name | |
|---|---|---|
Acer platanoides | Norway maple | |
Acer rubrum | Red maple | |
Acer saccharum | Sugar maple | |
Fraxinus americana | White ash | |
Fraxinus pennsylvanica lanceolata | Green ash | |
Liquidambar styraciflua | Sweet gum | |
Liriodendron tulipifera | Tulip tree | |
Platanus acerifolia | London plane tree | |
Quercus alba | White oak | |
Quercus borealis | Red oak | |
Quercus palustris | Pin oak | |
Quercus phellos | Willow oak | |
Sophora japonica | Regent scholartree | |
Tilia | Linden, all species hardy to the area | |
Zelkova serrata | Japanese zelkova |
(2)
Flowering trees.
Scientific Name | Common Name | Size | |
|---|---|---|---|
Amelanchier canadensis | Shadblow serviceberry | 6 feet to 8 feet | |
Cornus florida | Flowering dogwood | 6 feet to 8 feet | |
Cornus kousa | Kousa dogwood | 6 feet to 8 feet | |
Cornus mas | Cornelian cherry | 5 feet to 6 feet | |
Crataegus phaenopyrum | Washington hawthorn | 5 feet to 6 feet | |
Koelreuteria paniculata | Goldenrain tree | 8 feet to 10 feet | |
Laburnum vossi | Golden chain | 1 1/4 inches' to 1 1/2 inches' caliper | |
Magnolia soulangeana | Saucer magnolia | 6 feet to 8 feet | |
Magnolia virginiana | Sweet bay | 5 feet to 6 feet | |
Malus baccata | Siberian crab | 2 1/2 inches' caliper | |
Malus floribunda | Japanese flowering crab | 2 1/2 inches' caliper | |
Malus hopa | Hopa red flowering crab | 2 1/2 inches' caliper | |
Oxydendrum arboreum | Sourwood | 6 feet to 8 feet | |
Prunus yedoensis | Yoshine cherry | 2 1/2 inches' caliper |
(3)
Evergreens (seven feet to eight feet minimum planting height).
[Amended 11-16-1999 by Ord. No. 4-168]
Scientific Name | Common Name | |
|---|---|---|
Ilex opaca | American holly | |
Picea omorika | Serbian spruce | |
Picea pungens | Colorado spruce | |
Pinus thunbergii | Japanese black pine | |
Pinus strobus | White pine | |
Pseudotsuga taxifolia | Douglas fir | |
Tsuga canadensis | Canada hemlock | |
Tsuga caroliniana | Carolina hemlock |
(4)
Evergreen shrubs.
Scientific Name | Common Name | Size | |
|---|---|---|---|
Juniperus pfitzeriana | Pfitzer juniper | 3 feet to 4 feet | |
Pyracantha lalandii | Laland firethorn | 4 feet to 6 feet | |
Taxus capitata | Upright yew | 2 1/2 feet to 3 feet | |
Taxus hicksi | Hicks yew | 2 1/2 feet to 3 feet | |
Thuja occidentali | American arborvitae | 4 feet to 5 feet |
(5)
Shrubs.
Scientific Name | Common Name | Size | |
|---|---|---|---|
Euonymous alatus | Winged euonymus | 3 feet to 4 feet | |
Hamamelis vernalis | Vernal witch hazel | 4 feet to 5 feet | |
Hamamelis virginiana | Common witch hazel | 4 feet to 5 feet | |
Ilex verticillata | Winterberry | 4 feet to 5 feet | |
Rhamnus frangula | Glossy buckthorn | 4 feet to 5 feet | |
Viburnum dentatum | Arrowwood Viburnum | 4 feet to 5 feet | |
Viburnum lantana | Wayfaring tree Viburnum | 4 feet to 5 feet |
§ 160-108 Landscaping of off-street parking areas.
A.
Within the parking facility, there shall be planted at least one tree of 2 1/2 inches' caliper minimum for every five parking spaces in single bays and one tree of 2 1/2 inches' caliper minimum for every 10 parking spaces in double bays. Trees shall be planted in such a manner as to afford maximum protection from the sun for parked vehicles. The following trees are particularly recommended for off-street parking areas:
Scientific Name | Common Name | |
|---|---|---|
Acer campestre | hedge maple | |
Gleditsia triacanthos inermis | thornless honey locust | |
Prunus kwanzan | Kwanzan cherry (tree form) | |
Pyrus calleryana | Bradford callery pear |
B.
A minimum of 10% of any parking lot facility over 2,000 square feet in gross area, whether constructed immediately or reserved for future needs, shall be devoted to landscaping, inclusive of required trees.
C.
The perimeter of all parking facilities shall be landscaped with one or any combination of the following buffers in order to visually screen the motor vehicles:
(1)
One twenty-four- to thirty-inch-tall evergreen shrub per each three feet of buffer [species from § 160-107D(4) and (5)].
(2)
One four- to four-and-one-half-foot-high berm.
(3)
One five-foot-high wooden or stockade-type fence (only when approved by the Board).
D.
All plantings shall be able to survive soot, gas fumes and salt. Trees which have low-growing branches, gum or moisture which may drop on vehicles or blossoms, thorns, seeds or pods which may clog drainage facilities shall be avoided. The plantings chosen should be of sufficient size to be effective the first year they are planted.
E.
All landscaping planting areas shall be raised in order to prevent road salts from seeping into the planting area.
F.
Parking garages or covered parking structures shall be landscaped and buffered so that they are concealed from view from adjoining tracts of residential or institutional districts or existing perimeter public streets. Parking areas located beneath any such garage or structure which is located above surrounding grade shall be screened by screen-walls and landscaping.
§ 160-109 Off-street parking and loading.
Adequate off-street parking and loading space is permitted in accordance with Article XXVII of this chapter.