The purposes of this district are to provide
for a diversity of uses by permitting and encouraging technology-based
and waterfront-related uses. Heavy industrial establishments are permitted
in the underlying districts. These new uses are intended to help revitalize
the vicinity of the Industrial Heritage Corridor and to create a sustainable
economic setting consistent with the needs and requirements of 21st
century commerce. Provisions are also added to encourage the cultural,
environmental, and tourist-related features and potential of the Corridor.
This IHCO Industrial Heritage Corridor Overlay
District shall be an overlay district applicable only to the HI Heavy
Industrial District, LI Light Industrial District, and PCO Planned
Commercial/Office District. Requirements or applicable provisions
identified within these underlying zoning districts apply to the IHCO
District when this Article XIIA omits or does not reference the requirements.
In cases where there is a conflict between the requirements of the
IHCO District and the underlying zone, the requirements of the IHCO
District shall apply.
A building or group of buildings may be erected,
altered, or used for only one or more of the following uses:
A. Research, testing, or product development laboratory, subject to §
295-44.
B. Bank or other financial institution, subject to §
295-44.
C. Electronic data processing, communications, software, or internet-based design firm, or similar facility, subject to §
295-44, except for in the HI Heavy Industrial District where the allowable height shall be 75 feet, maximum.
D. Light industrial park/flex facility, subject to Article
XII, except for in the HI Heavy Industrial District where the area and bulk regulations allow a lot size minimum of two acres and a height maximum of 75 feet.
E. Office park subject to Article
XII, except for in the HI Heavy Industrial District where the area and bulk regulations allow a lot size minimum of two acres and a height maximum of 75 feet.
F. Business or trade school, subject to §
295-44.
G. Service, sales, repair, and storage of boats and marine equipment, subject to §
295-44.
H. Museum or other cultural facility related to waterfront or local history, subject to §
295-39.
I. Bed-and-breakfast facility, subject to §
295-39.
J. Commercial or municipal recreational facility, subject to §
295-39.
K. Water transportation facility, subject to §
295-39.
L. Walking, hiking, biking, or multi-use trail.
The following uses shall be permitted by special exception only when approved by the Zoning Hearing Board, subject to the applicable provisions of Articles
XVI and
XIX and the requirements for the specific uses cited below:
A. Townhouse development, subject to §
295-23C.
B. Apartment development, subject to §
295-23D.
C. Day-care center, subject to §
295-81.
The following shall be permitted only as conditional uses when approved by the Borough Council in compliance with Articles
XVI and
XIX and the requirements for the specific uses below.
A. Marina.
(1)
These regulations shall apply to marinas with
more than 10 boat slips.
(2)
Each boat slip shall have a minimum area of
3,000 square feet.
(3)
Proposed marinas shall provide a recreational
play area on the same lot as the marina.
(4)
One toilet facility and one shower and sink
facility each for males and females shall be provided for every 25
boat slips, except for spaces exclusively for winter storage.
(5)
Pumping facilities for the removal of holding
tank waste shall be provided, subject to applicable Borough regulations
and in compliance with the Pennsylvania Department of Environmental
Protection (DEP) and any other applicable state and Borough requirements.
(6)
There shall be one off-street parking space
for each boat slip, plus one space for every 400 square feet of retail
sales space or boat repair space.
B. Conference center.
(1)
Subject to applicable provisions of §
295-55.8, Special development regulations, below.
(2)
Off-street parking shall be in accordance with the ratios required for restaurants, retail stores, hotels/motels, places of assembly, and other uses that are part of the conference center, as noted in §
295-58.
C. Sports stadium.
(1)
Subject to applicable provisions of §
295-55.8, Special development regulations, below.
(2)
There shall be one off-street parking space
for every four fixed seats and one space for every three persons on
the shift of greatest employment.
D. Amusement park.
(1)
Subject to applicable provisions of §
295-55.8, Special development regulations, below.
(2)
The entire amusement park shall be fenced and comply with the screening and landscaping requirements as noted in §§
295-78 and
295-79.
(3)
Adequate toilet facilities shall be provided,
as required by the Borough of Eddystone.
(4)
All improvements and riding devices or constructions
erected and operated in connection with an amusement park shall meet
the requirements of the most recently adopted building and electrical
codes.
(5)
One off-street parking space shall be provided
for every 300 square feet of gross floor area, plus space per 2,000
square feet of outdoor active recreation and pedestrian paths/walkways.
F. Retail store or stores, including general merchandise, hardware, factory outlet, home improvement store or pharmacy subject to §
295-54.
G. A combination of uses permitted above (in §§
295-55.3,
295-55.4 and
295-55.5) shall be permitted in one building or more than one building, provided that such mixed-use development shall be permitted only as a single, unified development project. (NOTE: Special exception uses in the mixed-use development shall still be subject to review by the Borough Zoning Hearing Board.)
Where the Zoning Hearing Board or Borough Council
considers a proposal for a special exception or a conditional use
under this IHCO District, the following conditions shall apply:
A. Applicable provisions of Article
XVI and Article
XIX.
B. Applicable provisions of Article
XVII, Performance Standards, Article
XIII, Parking, and Article
XIV, Signs.
C. A public hearing shall be held as required by Article
XIX of this chapter and Sections 908 and 913.2 of the Pennsylvania Municipalities Planning Code, as amended.
Applications for special exceptions and conditional
uses permitted under this IHCO District shall be made in writing to
the Borough by the owner or authorized agent on a form supplied by
the Borough. The application shall contain the following data:
A. The designated form for conditional uses or special
exceptions.
B. A site plan of the entire property being considered,
drawn to a reasonable scale and showing the location of all abutting
streets, existing and proposed structures, and the types of buildings
and uses proposed.
C. The application fee as established by the Borough
for a conditional use or special exception permit.
Landscaping, signage, and similar features within
the Routes 291/13 Corridor and East Coast Greenway shall be consistent
with the Delaware County Industrial Heritage Route 291/13 Beautification
and Greenway Plan of 2002 and the Delaware County Route 291/13 Landscaping
and Signage Project of 2005 as they relate to land within these Corridors
in Eddystone Borough.