It is the purpose of the Planned Business Park
District to provide for the combining of offices, stores and shops,
service establishments, hotels and inns, conference facilities and
limited industrial uses in a planned development alongside the principal
arterial streets within the Township, which are U.S. Route 1, PA Route
202 and PA Route 322. It is the purpose of these regulations to encourage
a diversification of uses in a unified project and, through interrelationship
of uses and structures, to promote innovative design, efficient and
effective circulation systems and to encourage the conservation of
land and energy resources, minimization of auto travel and the location
of employment, hotels and inns and retail centers in proximity to
one another. In addition, the specific intent of the district is:
A. To encourage the development of land and buildings
along U.S. Route 1, PA Route 202 and PA Route 322 for a variety of
uses, either individually or within the same building, for compatible
mixed-use developments.
B. To permit the development of functionally related
land uses in a manner that is more efficient, environmentally sensitive
and mutually supporting than conventional lot-by-lot independent development
of each use.
C. To minimize potential traffic hazards along U.S. Route
1, PA Route 202 and PA Route 322 by encouraging planned, physically
integrated, multiple-use facilities which are easily accessible from
those principal arterial streets and which utilize a reduced number
of access driveways along those principal arterial streets when compared
to conventional strip-type development.
D. To minimize auto travel by maximizing opportunities
for pedestrian movement and patronage of multiple facilities in a
development which emphasizes the interrelationship of uses and structures.
E. To establish a procedure that provides for:
(1)
The overall design and approval of the roads,
streets, sewer, water, stormwater control facilities and common open
space to be included in a planned business park at the inception of
the business park; and
(2)
The phased design, approval and construction
of some or all of the buildings to be included in the planned business
park at a later date or dates.
A building or combination of buildings may be
erected, altered or used and a lot may be used or occupied for any
of the following purposes or a combination of the following purposes:
A. Uses by right.
(4)
Retail shops and services; however, such uses shall not be permitted at a distance in excess of 1,000 feet from U.S. Route 1, PA Route 202 and PA Route 322 unless permitted as a conditional use subject to the provisions of Article
XXVII.
(5)
Bank or financial institution.
(6)
Office building or buildings; offices for administrative,
executive, professional or similar use.
(7)
Governmental or public service corporation building,
grounds or facility or any other similar use, including utility office.
(8)
Health center, health club or juvenile or adult
day-care facility.
(9)
Light industrial uses permitted by right in the LI Light Industry District pursuant to §
210-152A of the Township Code, Zoning; provided, however, that all such light industrial uses shall be set back at least 600 feet from U.S. Route 1, PA Route 202 and PA Route 322.
(10)
Parking structures which are accessory to the
principal use or uses of the property.
(11)
Independent living facilities.
[Added 6-16-2015 by Ord.
No. 364]
B. Uses by special exception.
[Amended 1-2-2001 by Ord. No. 255]
(1)
Any nonresidential use of the same character
as any of the uses herein before specifically permitted.
(2)
Outside treatment or storage of materials or
waste products, where such materials are adequately enclosed by a
fence erected of substantial materials conforming to the design of
the building and where such use is accessory to a permitted use.
(3)
Commercial greenhouse or nursery.
(4)
Motor vehicle sales/rental.
C. Conditional uses, subject to the provisions of Article
XXVII.
[Amended 1-2-2001 by Ord. No. 255]
(1)
Indoor or outdoor place of amusement, recreation
or assembly (not including drive-in theater).
(2)
Drive-through restaurants.
(3)
Adult entertainment uses as permitted in §
210-152C of Chapter
210, Zoning, of the Township Code, Zoning.
(4)
Retail shops and services in excess of 1,000
feet from U.S. Route 1, PA Route 202 and PA Route 322.
(5)
Any establishment that receives a transfer of
a liquor license.
[Added 1-2-2007 by Ord. No. 309]
D. Prohibited uses. Gasoline service stations.
A landscape plan prepared by a registered landscape
architect shall be submitted with each plan application. The plan
shall identify existing and proposed trees, shrubs, ground cover,
natural features such as rock outcroppings and other landscaping elements.
The plan shall show the planting and/or construction details. When
existing natural growth is proposed to remain, the applicant shall
include in the plans proposed methods to protect existing trees and
growth during and after construction. Other regulations that apply
are:
A. Areas to be landscaped. All areas of the site not
occupied or to be occupied by buildings and required improvements
shall be landscaped by the planting of grass or other ground cover,
shrubs and trees.
B. Landscape provisions: the landscape provisions of the Concord Township Zoning Ordinance, §§
210-192,
210-193 and
210-201, as well as the landscaping provisions in §
160-50 of the Concord Township Subdivision and Land Development Ordinance, shall apply to this zoning district.
C. Tract buffer: along all tract perimeter boundary lines
which abut any residential district, buffers shall be provided in
accordance with the following regulation:
(1)
The owner shall place and maintain a planting
area 25 feet in width containing hedge, evergreens, shrubbery or suitable
vegetation of sufficient planted density to produce a visual screening
appropriate to the topography, the existing vegetation and the use
of adjacent land. Whenever possible the owner shall make every effort
to retain existing natural screening, such as vegetation and topography.
Earth berms and/or fencing may be used in combination with vegetation
to achieve the buffer, but may not be used alone.
(2)
As an alternative to the possibly linear appearance
of the minimum requirements above, applicants are encouraged to provide
innovative, freeform buffers which need not be located entirely within
the minimum-required 25 feet width. Such alternative buffers shall
be subject to approval by the Board of Supervisors, who may seek the
advice of technical experts in the review of the alternative plans.
In any Planned Business Park District signs
shall be permitted subject to the following regulations:
A. Entrance signs: entrance signs displaying the name
of the planned business park development, developer, owner or operator,
but not building tenants, shall be permitted at the intersection of
an entrance drive and a public right-of-way or two public rights-of-way,
provided that the following regulations are met:
(1)
The maximum surface display area of the sign
shall not exceed 75 square feet on any one face.
(2)
The maximum height shall not exceed 20 feet.
(3)
The sign shall be set back a minimum of 25 feet
from the existing curb line or edge of paving of the entrance drive
or public roadway (not right-of-way), measured from the vertical plane
established by the leading edge of the sign. In no event shall the
sign overhang any parking area, drive or pedestrian walkway or be
closer than five feet to a public street right-of-way or be installed
in sight triangles necessary for the clear view of traffic.
B. Freestanding signs for individual buildings or tenants
or multiple tenants: freestanding signs identifying individual buildings,
individual tenants or multiple tenants within a planned business park
development or portion of a planned business park development shall
be permitted subject to the following regulations:
(1)
One freestanding sign shall be permitted for
each individual building within a planned business park development.
(2)
The maximum surface display area of any one
face of the sign shall not exceed 50 square feet, unless there are
three or more occupants, in which case 80 square feet shall be permitted.
(3)
The maximum height shall not exceed 25 feet.
C. Wall signs: signs mounted on the walls or facades
of a building shall be permitted, provided that the following regulations
are met:
(1)
The total area of all wall signs may not exceed
one square foot of sign area per linear foot of wall, including windows,
doors and cornices.
(2)
Wall-mounted signs shall be installed parallel
to the supporting wall and project no more than 18 inches from the
face of such wall and shall not extend above the roof line of such
building. Chimneys, spires, towers, elevator penthouses and similar
projections shall be considered above the roof line of buildings.
D. Under-canopy signs: under-canopy signs not to exceed
10 square feet in aggregate sign area per tenancy or occupancy shall
be permitted.
E. Parking structure signs: no exterior signs identifying
or advertising the name of the building, the name of the development,
owner, operator or principal user of the building shall be permitted
on any parking structure, excepting directional signs for traffic
control.
F. Directory signs: at each of the major entrances to
the tract signs for the direction of traffic to, or identification
of individual buildings or tenants within the development shall be
permitted, provided that the following regulations are met:
(1)
The maximum surface display area of each sign
shall not exceed 40 square feet on any one face.
(2)
The maximum height shall not exceed 12 feet.
(3)
Each sign shall be set back a minimum of five
feet from the curb line or edge of paving of any public or private
drive or collector drive, measured from the vertical plane established
by the leading edge of the sign. In no event shall the sign overhang
any parking area, public right-of-way or pedestrian walkway or be
installed in sight triangle necessary for the clear view of traffic.
(4)
Any directory sign may identify only the development's
sub-area name, building name and/or tenants.
G. Traffic-control and directional signs: signs for the
control of vehicular traffic shall be permitted, provided that the
area of each sign shall not exceed four square feet in size. Except
for street signs approved for use on public streets by the Pennsylvania
Department of Transportation, no sign shall exceed three feet in height.
H. Flags: flags of the United States of America, other
sovereign nations, the Commonwealth of Pennsylvania, Delaware County,
Concord Township and the corporate flags of the planned business park
development or its tenants shall be permitted, provided that the total
number and location of such flags shall be subject to the review and
approval of the Board of Supervisors.
I. Calculation of sign area: for the purposes of this
section, "surface display area" or "sign area" shall mean the entire
area within a continuous perimeter formed by straight lines joined
at right angles which enclose the extreme limits of the writing, background,
representation or display of the sign face. The supports, uprights
or structure on which any sign is supported shall not be included
in determining the surface display area unless such supports, uprights
or structure is designed in such a manner as to form an integral background
of the display or conveys meaning. For the purpose of computing the
allowable area of a double-faced sign, one sign face shall be considered.