[Added 6-26-2012 by Ord. No. 2012-410]
This article shall be known and cited as the "Transportation
Industrial Overlay District 2 Regulations." The boundaries of the
overlay district are shown in the exhibit.[1]
[1]
Editor's Note: The current Zoning Map is on file in the Township
offices.
As used in this article, the following terms shall have the
meanings indicated:
A project to construct a new full-diamond highway interchange
at the existing crossing of PA Route 33 and Main Street in the northern
end of Palmer Township. The project includes the replacement of the
existing Main Street bridge structure over Route 33, the installation
of new on- and off-ramps between Route 33 and Main Street, traffic
signals at the intersection of the new ramps with Main Street, widening
of Main Street, and associated improvements that include signage,
stormwater management systems, storm-conveyance systems, utility pole
relocations, and highway lighting. This new interchange will provide
access to areas east and west of Route 33, including areas immediately
adjacent to the interchange.
A.
To provide sufficient space to meet current and anticipated future
regional needs for large-site industrial and distribution uses that
will benefit the Township and the region.
B.
To recognize that the northern end of the Township will not be a
reasonable location for large-site industrial and distribution uses
unless the Route 33/Main Street Interchange Project is constructed.
C.
To provide a mechanism that will allow areas planned for industrial
and distribution uses to be developed in conjunction with the construction
of the Route 33/Main Street Interchange Project.
D.
To allow for prudent business decisionmaking by future property owners
and encourage investments in land and infrastructure to be made with
the knowledge that the Township will permit such industrial and distribution
development to be occupied and operate only in the event that the
Route 33/Main Street Interchange Project is constructed.
A.
To promote industrial, research and distribution uses in appropriate
locations to provide wider employment choices for Township residents
and improve overall economic development for the Township.
B.
To ensure that sufficient road capacity and utilities are in place
before new development occurs.
C.
To provide a safe and efficient transportation network that is closely
coordinated with land use.
D.
To proactively manage the streetscape and character of the area through
the application of coordinated amenities, including sidewalks, landscaping
and signage.
The following provisions shall apply within the Transportation
Industrial Overlay District 2, provided that all other requirements
of Township ordinances are met:
A.
Applicability of base zoning district provisions.
(1)
The provisions of the underlying zoning district(s) shall continue
to be applicable to the property within the Transportation Industrial
Overlay District 2 only until such time that the plans for construction
of the Route 33/Main Street Interchange Project have been approved
by the Pennsylvania Department of Transportation (PennDOT), any financial
security required by PennDOT for the completion of said improvements
has been posted by the entity responsible for completing the construction
of said improvements, and primary construction contracts relative
to the completion of said project have been executed.
(2)
After the Zoning Officer has evidence that the Route 33/Main
Street Interchange Project is open to public traffic, then the name
of this district shall be changed to the Transportation Industrial
District 2, subject to the requirements set forth herein.
B.
Procedure for application process in the Transportation Industrial
Overlay District 2.
(1)
Applications for zoning permits for uses provided for in the
Transportation Industrial Overlay District 2 shall be accepted for
review by the Zoning Officer only in the event that the applicant
provides the Zoning Officer with documentation from PennDOT verifying
that plans for the construction of the Route 33/Main Street Interchange
Project have been approved by PennDOT, any financial security required
by PennDOT for the completion of said improvements has been posted
by the entity responsible for completing the construction of said
improvements, and primary construction contracts relative to the completion
of said project have been executed.
(a)
Applications for zoning permits related to the construction
of structures permitted in the Transportation Industrial Overlay District
2 shall include the following information:
(b)
Applications for zoning permits for uses provided for in the
Transportation Industrial Overlay District 2 shall include the following
additional information:
(2)
Applications for building permits related to the construction
of structures permitted within the Transportation Industrial Overlay
District 2 shall be approved only in the event that all relevant provisions
of this ordinance and the Palmer Township Subdivision and Land Development
Ordinance have been met.
(3)
Applications for certificates of occupancy for structures within
the Transportation Industrial Overlay District 2 shall be granted
only in the event that the interchange improvements have been approved
by PennDOT, any financial security required by PennDOT for the completion
of said improvements has been posted by the entity responsible for
completing the construction of said improvements in accordance with
the development agreement with PennDOT and any policies and procedures
set forth by PennDOT, and all other applicable provisions of this
ordinance and the Palmer Township Subdivision and Land Development
Ordinance have been met.
A.
Within the boundaries of the Transportation Industrial Overlay District
2, all developments shall be constructed in accordance with a well-coordinated,
integrated overall plan. If a development is to be carried out in
progressive phases, each phase shall be planned so that the requirements
and intents of this article and this ordinance shall be fully complied
with at the completion of any phase.
B.
Uses permitted by right shall be as follows:
(1)
Industrial activity involving processing, cleaning, assembling,
packaging, conversion, production, repair, manufacturing or testing
of materials, goods and/or products, provided that:
(a)
No use shall be permitted that:
(2)
Research, development or testing laboratory, provided that:
(a)
No use shall be permitted that:
(b)
All storage of explosive or hazardous substances or gases shall
comply fully with the standards of the National Fire Protection Association.
(c)
The Board of Supervisors shall require the applicant to provide
evidence of compliance with all current regulatory requirements.
(3)
Distribution center, either as a stand-alone use or in combination
with other uses, provided that:
(a)
The distribution and warehousing component of any building does
not exceed 400,000 square feet; and
(b)
In addition to any loading areas for trucks, there shall be
at least one tractor-trailer parking space provided for every 10 loading
dock positions. Each such space shall be 12 feet by 60 feet and shall
be clearly delineated with appropriate pavement markings.
(c)
All facilities with gated entrances shall provide for an on-site
queueing area for the stacking of a minimum of two tractor-trailers.
(4)
Trucking company terminal, provided that:
(a)
The use shall include a system to contain, separate and properly
dispose of any fuel, oils, or similar pollutants that may spill or
leak where such substances are stored or where vehicles are fueled,
repaired, or maintained. This system shall be in compliance with all
applicable codes and regulations, including but not limited to International
Plumbing Code-2000, NPDES, PADEP, NFPA, etc.
(b)
In addition to any loading areas for trucks, there shall be
at least one tractor-trailer parking space provided for every 10 loading
dock positions. Each such space shall be 12 feet by 60 feet and shall
be clearly delineated with appropriate pavement markings.
(c)
All facilities with gated entrances shall provide for an on-site
queueing area for the stacking of a minimum of two tractor-trailers.
(5)
(6)
Wholesale sales, provided that no retail sales or sales to the
general public are permitted.
(7)
Information/data processing.
(8)
Heliport, private, provided that:
(a)
The outside limits of the helipad shall be located a minimum
of 300 feet from any property line and from any public road and a
minimum of 1,000 feet from any existing residential use.
(b)
All buildings associated with the heliport, including hangars,
landing pads, warmup pads, refueling facilities, lights, etc., shall
be placed at least 100 feet from the property line of the lot.
(c)
The helipad shall be oriented to minimize the hazards and disturbances
posed by aircraft during takeoff and landing.
(d)
The applicant shall show compliance with all regulations of
the Pennsylvania Department of Transportation, Bureau of Aviation,
and/or Federal Aviation Administration and shall have the approval
of those agencies and of any other required licensing agencies of
the federal or state government.
(e)
The flight paths proposed must be such that a noise hazard will
not be created to existing residential areas. The determination of
what constitutes a noise hazard shall be according to accepted standards
in the industry.
(f)
The applicant must show that the proposed facility will not
threaten the character of an existing residential neighborhood.
(g)
No activity shall be permitted which will violate the regulations
of this ordinance or any other Township ordinance controlling noise,
dust, dirt, electrical disturbance, hazards or other nuisances.
(9)
Appropriate public utilities.
(10)
Essential services.
(11)
Business office, as an accessory use to any other use permitted
by right.
C.
Multiple occupancy.
(1)
A principal industrial or distribution building may be occupied
by more than one use, provided that all uses are permitted within
this ordinance, and provided that all requirements of this ordinance
are complied with.
(2)
Each applicant for a use within a multiple-occupancy building
shall be required to apply for a separate building and zoning permit
through the required processes.
Area and bulk regulations in the Transportation Industrial Overlay
District 2 shall be as follows:
A.
Minimum lot area: five acres.
B.
Minimum lot width: 250 feet.
D.
Building setback from exterior lot lines:
(1)
A minimum of 15 feet from the future right-of-way of any public
street.
(2)
A minimum of 25 feet from all abutting lot lines of a lot not
within the Transportation Industrial Overlay District 2 or Transportation
Industrial Overlay District 1.
(3)
A minimum of 15 feet from all abutting lot lines of a lot that
is within the Transportation Industrial Overlay District 2 or Transportation
Industrial Overlay District 1.
E.
Maximum building height: 60 feet.
A.
The main entrance of all principal buildings shall be located along
the front or side of the building that faces the street.
(1)
The main entrance of a building shall be identified by being
recessed in from the surrounding wall or projecting out from the surrounding
wall, and/or by windows, changes in building height, roof overhangs,
awnings, lighting or combinations thereof.
B.
Blank walls shall not be permitted along any wall that faces Main
Street.
C.
All exterior building walls that face a street shall be finished
with brick, cut stone, smooth precast concrete, poured concrete panels,
split-face masonry blocks, stucco, plaster, clear or lightly tinted
glass, or combinations thereof.
(1)
Standard concrete block or metal shall not be permitted on walls
that are visible from the street.
D.
Exterior building walls shall use neutral colors. Contrasting trim,
color bands and/or textures may be used to help break up the vertical
monotony of flat walls.
E.
For any property with frontage on Main Street, loading docks, service
bays and roll-up doors shall be screened against view from Main Street.
F.
Loading bays and roll-up doors shall use the same color as the wall
on which they are located.
G.
Building mechanical systems, including but not limited to air-conditioning
units, exhaust systems, satellite dishes, and elevator housing, shall
be located on the roof whenever possible. Any mechanical systems not
located on the roof of the building shall be enclosed with fencing
and/or covering that is the same color as the building.
H.
Public utility equipment shall be placed underground whenever feasible.
I.
Trash receptacles and above-ground utility equipment shall be placed
to the side or rear of the nearest building.
A.
The following types of signs are permitted within the Transportation
Industrial Overlay District 2:
(1)
Freestanding ground-supported (monument) signs, not to exceed
one sign per street frontage. The total sign area of each freestanding
sign shall not exceed 50 square feet.
(a)
A freestanding sign may include a digital sign or electronically changing message sign, provided that it meets the size requirements of this section, the hours of illumination requirements of § 190-161D(3) and the provisions of § 190-189. The portion of a freestanding sign containing a digital sign or electronic message sign shall have a maximum area of 25 square feet.
[Added 10-24-2017 by Ord.
No. 2017-449]
(b)
Where more than one sign may be permitted on a lot under the provisions above, only one sign shall be a digital sign or electronically changing message sign, provided that it meets the size requirements of this section, the hours of illumination requirements of § 190-161D(3) and the provisions of § 190-189.
[Added 10-24-2017 by Ord.
No. 2017-449]
(2)
Wall signs. One wall sign shall be permitted for each building
wall of a principal building. Each sign shall have a sign area not
to exceed 10% of the total area of the building wall on which the
sign is located, up to a maximum sign area of 200 square feet per
sign.
(a)
A wall sign shall not include a digital sign or electronic message
sign.
[Added 10-24-2017 by Ord.
No. 2017-449]
(3)
Each principal use within a multiple-occupancy building may
also have a wall sign with a maximum sign area of four square feet,
which shall be located near or on the main entrance of the use.
D.
Illumination.
(1)
Externally illuminated signs shall be illuminated by a white
light that does not move or change intensity. External light shall
be directed at the sign without light spillover and without causing
glare for motorists, pedestrians or neighboring properties.
(2)
Externally illuminated signs may be backlit with a diffused
or shielded light source to control glare. Backlighting shall illuminate
the letters, characters or graphics on the sign but not its background.
(3)
Internally illuminated signs shall have a dark background with
illuminated text that accounts for a maximum of 20% of the total sign
area.
A.
Parking. In addition to the off-street parking requirements in Article XVII and Table 17.1, the following requirements shall apply to uses within the Transportation Industrial Overlay District 2:
(1)
The design of parking and circulation areas on the site shall
address the needs of different users to the site, such as visitors,
employees and truck loading and unloading.
(2)
Where parking areas are located between the front of the building
and the street, the parking areas shall be screened from view of the
street using low fencing, a low wall that matches the architectural
style of the principal building, earthen berms, variations in elevation,
landscaping, or combinations thereof.
(3)
Internal walkways.
(a)
Pedestrian walkways shall be provided for visitors, customers
and employees to travel between buildings and parking areas.
(b)
Pedestrian walkways shall be constructed with a different pavement
material than that used for streets and parking areas so as to differentiate
the walkway from the driving areas. Pedestrian walkways may be constructed
with concrete, decorative brick, blocks or stone, not including crushed
stone.
B.
Loading. In addition to the loading requirements in Article XVII, the following requirements shall apply to uses within the Transportation Industrial Overlay District 2:
(1)
Loading and unloading areas, including areas for truck parking
and/or service, shall be located at the rear of a building, whenever
possible. If loading, unloading, truck parking and/or service bays
are not possible at the rear of a building, then they may be located
at the side of a building, provided that they are screened from view
of the street using fencing, a wall that matches the architectural
style of the principal building, dense landscaping, or combinations
thereof.
A.
Sidewalks. Sidewalks shall be provided for all uses within the Transportation Industrial Overlay District 2. Sidewalks shall be constructed in accordance with Township specifications (see Chapter 160, Street and Sidewalk Construction, of the Township Code) and installed to connect to the lot line of adjacent parcels.
B.
Streetlighting. Streetlighting shall be provided along all street
frontages in the Transportation Industrial Overlay District 2.
(1)
Streetlight poles shall have a maximum height of 20 feet and
shall be placed a maximum of 100 feet apart.
(2)
All streetlight poles and fixtures shall be constructed in accordance
with design standards set forth by the electric utility company.
(3)
The design of streetlight poles and fixtures shall be consistent
throughout the Transportation Industrial Overlay District 2.
(4)
Cobra-head-style streetlights shall be prohibited.
A.
Road capacity. To ensure that the road network is able to handle
additional traffic from intensive types of development, the following
conditions shall be met:
(2)
The Township Engineer shall review, at the expense of the applicant,
any professional traffic studies that are presented and make recommendations
to the Township.
B.
Access management. The Route 33/Main Street Interchange Project will
make Main Street a critical corridor for traffic movement. The number
of access points onto Main Street needs to be minimized, and traffic
shall be steered towards a minimum number of strategically planned
intersections and traffic signals. In order to minimize traffic congestion
and hazards, the following access management provisions shall apply:
(1)
Access to lots shall be provided only onto and off of an abutting
collector or local street and shall not be provided directly onto
or off of Main Street.
(2)
Access to two or more adjoining lots shall be combined, shared
and/or coordinated to minimize the number of access points onto a
public street. Shared parking lots and access drives or access points
connecting adjacent lots are strongly encouraged.
(a)
The provision of joint access may be subject to the creation
of an easement with the deed allowing cross-access between the properties
within the access road area. The joint access arrangements shall include
a recorded joint agreement with the deed defining the maintenance
responsibilities of each of the property owners served by the access
road.
(3)
Developments consisting of three or more principal structures
shall make use of a carefully coordinated interior street system.
(a)
Each principal building shall have its main vehicle access onto
a common parking lot, access drive, service road, marginal access
street, or other alternative method approved by the Township, which
shall then provide access to an abutting collector or local street.
(b)
Vehicle access shall be provided to each use without causing
congestion to, hazards upon or interference with traffic movement
on public streets.
(5)
An access point or driveway shall be separated a minimum distance
of 100 feet from any other access point or driveway onto the same
street, measured from center line to center line.
