[Amended 8-5-2002 by Ord. No. 9-02]
In expansion of the declaration of legislative intent and statement of community development objectives contained in Article I of this chapter, it is the intent of this article to provide regulations for light industrial, commercial and office uses that are generally consistent with the goals and recommendations of the Upper Perkiomen Valley Regional Comprehensive Plan and the following objectives:
A.
Provide for the orderly and planned development and redevelopment
of office, research and development, and laboratory uses, as well
as a variety of nonpolluting, small-scale industries.
B.
Provide performance standards, setback regulations and buffering
requirements to minimize traffic congestion, noise, glare, pollution,
and safety hazards, and in general to ensure that the type and scale
of office and industrial development will cause minimal negative impacts
on surrounding neighborhoods.
C.
Establish reasonable standards of performance for the development
of commercial uses that provide for the sale of convenience goods
and personal services that meet the daily needs of the local population.
D.
Protect the character and integrity of adjoining residential areas
by minimizing the negative effects of noise, glare, pollution, overcrowding
of land, and traffic congestion from any shopping center development
or other commercial use.
On parcels of five acres or larger, a building may be erected,
altered, or used, and a lot may be occupied, for any of the following
uses and no other:
A.
Light industrial uses:
(1)
Scientific or industrial research, engineering, training, testing,
experimental laboratory or similar establishment.
(2)
Administrative or corporate offices.
(3)
Public or governmental utility building or use, including storage
yard, repair shop or similar use.
(4)
Printing, publishing, lithography or similar processes.
(5)
Manufacturing, fabrication, assembly, processing and packaging
of natural and man-made materials, chemicals, synthetics and other
organic and inorganic products, except those uses specifically prohibited
below.
(6)
Warehouse, storage, or distribution center.
(7)
Contractor's office and storage.
(8)
Lumberyard or building supply center.
(9)
Retail sales of industrial products similar to those may be
produced in the district.
(10)
Accessory use on the same lot and customarily incidental to any of the above permitted uses and in compliance with the provisions of § 110-312 of this chapter, including, but not limited to:
(a)
Storage within an enclosed building or fenced area.
(b)
Repair shop or maintenance facilities normally required for
the conduct of industrial operations.
(c)
Cafeteria, recreation facility or other service facility located
within a permitted use and operated solely for the occupants of the
buildings.
(d)
Dwelling quarters for a watchman or caretaker employed on the
premises shall be permitted in connection with any industrial establishment.
A maximum of one dwelling unit per property shall be permitted.
(11)
In the case of mixed-use developments, all of the above limited
industrial uses are permitted by conditional use.
B.
Retail uses:
(1)
Retail sales establishment or service shop.
[Amended 6-5-2006 by Ord. No. 1-06]
(2)
Restaurant or other eating establishment, excluding fast-food
and drive-in establishments.
(3)
Bakery or confectionery.
(4)
Indoor theater.
(5)
Accessory uses on the same lot as and customarily incidental to any of the above permitted uses, in compliance with § 110-312 of this chapter.
(7)
Pad sites in a shopping center, when authorized as a conditional use and in compliance with § 110-328 of this chapter, and also in compliance with § 110-2207, pad site regulations, of this article, including the following uses:
(a)
Fast-food or drive-in eating establishment.
(b)
Drive-in bank or financial institution, including drive-in automatic
teller machine.
(c)
Tire, battery, and accessory store for motor vehicles.
(d)
Farm and garden supply center.
(e)
Indoor theater for motion pictures.
(f)
Gasoline service or filling station.
C.
Office uses:
(1)
Business or professional office, studio, bank or other financial institution. Drive-in establishments shall be permitted if the requirements of § 110-2207E of this chapter can be satisfied.
(2)
Personal service shop.
(3)
Municipal or government use.
(4)
Assembly hall, community center, or library.
On parcels smaller than five acres, a building may be erected,
altered, or used, and a lot may be occupied, for any of the following
uses and no other:
B.
The following retail, office and other uses:
(1)
Business or professional office, studio, bank or other financial institution. Drive-in establishments shall be permitted if the requirements of § 110-2207E of this chapter can be satisfied.
(2)
Personal service shop.
(3)
Municipal or government use.
(4)
Assembly hall, community center, or library.
All uses prohibited in the Limited Industrial District by § 110-1101J of this chapter and electrical power generation are prohibited in this district.
The following dimensional standards shall be applied to subdivision
and/or land development proposals and other construction and uses
classified herein:
A.
Building dimensions.
(1)
Minimum lot area: 40,000 square feet.
(2)
Minimum lot width: 200 feet.
(3)
Minimum required building setbacks for buildings 50 feet or
less in width and/or 100 feet or less in depth:
(a)
Front yard: minimum 15 feet, maximum 25 feet.
(b)
Side yard: 25 feet each. Where the side yard abuts an existing
railroad right-of-way, the side yard setback may be reduced to five
feet from the outer edge of the railroad right-of-way.
(c)
Rear yard: 50 feet. Where the rear yard abuts an existing railroad
right-of-way, the rear yard setback may be reduced to five feet from
the outer edge of the railroad right-of-way.
(4)
Minimum required building setbacks for buildings more than 50
feet in width and/or more than 100 feet in depth:
(a)
Front yard: minimum 30 feet, maximum 80 feet.
(b)
Side yard: 25 feet each. Where the side yard abuts an existing
railroad right-of-way, the side yard setback may be reduced to five
feet from the outer edge of the railroad right-of-way.
(c)
Rear yard: 50 feet. Where the rear yard abuts an existing railroad
right-of-way, the rear yard setback may be reduced to five feet from
the outer edge of the railroad right-of-way.
(d)
From a residential zoning district boundary on parcels smaller
than five acres: 50 feet. From a residential zoning district boundary
on a parcel of five acres or greater: 100 feet. This setback area
shall include landscaping and buffering in compliance with the provisions
of the Borough Subdivision and Land Development Ordinance.
(5)
Minimum distance between structures: 25 feet.
(6)
Minimum parking and service area setbacks:
(a)
Minimum distance from a property line abutting a residential
district: 25 feet.
(b)
Minimum distance from all other property lines: 10 feet.
(c)
These setback areas shall include landscaping and buffering
in compliance with the provisions of the Pennsburg Borough Subdivision
and Land Development Ordinance.
(7)
Maximum building coverage: 20% of lot area.
(8)
Maximum impervious coverage: 75% of lot area.
(9)
Maximum building height: 2 1/2 stories or 40 feet. The
maximum building height may be increased to 50 feet as a conditional
use if the applicant can demonstrate the building meets the following
conditions for firesafety:
(10)
Building to the front building setback line will result in a
development bonus of 5% additional building coverage and 5% additional
impervious coverage, thereby permitting maximums of 25% building coverage
and 80% impervious coverage.
(11)
The maximum building dimension of any structure measured parallel
to exterior building walls shall be 100 feet, except that variations
in the height or depth of the building facade that are greater than
10 feet shall permit a greater length, but only when these variations
are provided at intervals of 100 feet or less.
A.
Bulk and construction.
(1)
Building bulk and construction shall be similar to one or more
of the historical types of residential or mixed-use buildings along
Main Street.
(2)
Building materials, windows, doors, and detailing shall be similar
to and compatible with the architectural heritage of the Upper Perkiomen
Valley Region and shall consist of the same quality on all sides of
the building.
B.
Rooflines. All buildings shall have pitched roofs covering at least
80% of the building, with a minimum pitch of six vertical inches to
every 12 horizontal inches.
C.
Building entrances.
(1)
Building entrances for everyday use shall be visible and accessible
from a network of street sidewalks, sidewalks along parking areas,
and walkways or courtyards between buildings.
(2)
Buildings with multiple leaseholds shall have at least one everyday
entrance along the facade facing the street.
(3)
Locations of building entrances shall be emphasized by appropriate
building articulation, such as chamfered corners, turrets, porches,
canopies, or other similar building features.
D.
Windows and doors. All building walls that face a street, driveway,
parking area, walkway, or courtyard shall contain windows compatible
with the style and scale of the building and shall have compatible
doors in appropriate locations.
E.
Pedestrian access. Pedestrian access shall be provided by a network
of street sidewalks, sidewalks along parking areas, and walkways or
courtyards between buildings.
A.
Shopping centers. Each shopping center development shall be constructed
in accordance with an overall master plan and shall be designed as
a single architecturally integrated unit. An existing shopping center
may be expanded into the LIC District.
B.
Public utilities. All uses shall be capable of being served by public
sewer and water facilities.
C.
Landscaping. All landscaping, including parking lot landscaping,
buffers and screen plantings, shall be provided according to the provisions
of the Borough Subdivision and Land Development Ordinance.
D.
Access and service areas. All development shall have a planned system
of efficient ingress, egress, internal circulation of traffic, loading
and unloading, and disposal of solid waste or recycling material.
The system of access shall be designed to minimize any undue congestion
or interference with the normal traffic flow in surrounding areas.
(1)
Areas for loading, unloading, refuse collection and recycling shall be screened from view using the buffer and screen planting requirements in § 96-39 of the Borough Subdivision and Land Development Ordinance.
(2)
Loading and unloading areas shall be arranged so that they may
be used without blocking or interfering with the use of driveways
or parking areas.
(3)
All solid waste and recycling material shall be stored in covered
containers, no less than 25 feet from any property line.
(4)
Refuse collection and recycling areas shall be shielded from
the direct view of any adjacent property by walls or fences which
measure a minimum of six feet in height.
E.
Parking. All parking areas shall be designed in compliance with the provisions of the Borough Subdivision and Land Development Ordinance. Parking for all uses shall be provided in compliance with Article XIV of this chapter.
F.
Performance standards. All industrial development in this district shall comply with the performance standards in § 110-321 of this chapter.
G.
Traffic impact study. A traffic impact study shall be required for all developments with 50,000 or more square feet of building floor area or gross leasable area. For industrial developments, the study shall comply with the provisions of § 110-327 of this chapter. For shopping center developments, the study shall comply with the provisions of Article XIV of this chapter.
Pad sites may be proposed in the initial shopping center plan
approval process, or be added to a shopping center following initial
plan approval, in compliance with the following regulations:
A.
Access to parking and service areas intended for pad site uses shall
be taken only from driveways within the development and shall not
connect directly to an abutting street.
B.
Parking and service areas intended for pad site uses shall be separated
from primary retail or office parking areas by landscaped islands
to direct and control traffic flow. Such landscaped islands shall
comply with the provisions of the Borough Subdivision and Land Development
Ordinance.
C.
The number of parking spaces required for each pad site use shall be included in the overall capacity for the entire development, as determined by § 110-2206E of this chapter.
D.
The parking spaces serving each pad site use shall be adjacent to
the use and extend no further than 150 feet from the use and shall
not require patrons to cross major interior development driveways.
E.
Drive-through areas for any pad site use shall have a minimum of
six stacking lanes provided for each window, including the space at
the window itself. These stacking lanes shall not interfere with other
parking spaces or the internal circulation of the site. The number
of stacking lanes may be reduced to four per window if it can be demonstrated
that there is adequate circulation space within the site to contain
overflow cars.
F.
Minimum required building setbacks for all pad site uses:
In addition to the plan submission requirements in the Borough
Subdivision and Land Development Ordinance, the following information
shall be required for all developments:
A.
Architectural plans sufficient to show building entrances, service
and loading areas, refuse collection and recycling areas, elevations,
signs, lighting facilities, and all other pertinent information required
by the Borough Council.
B.
A description of the industrial, commercial, or other permitted use operations proposed in sufficient detail to indicate the effects of those operations, and plans for handling the production of traffic, noise, glare, air and water pollution, and fire and safety hazards, in compliance with the performance standards of § 110-321 of this chapter.
C.
All information required by the Borough in order to determine compliance
with pertinent Borough regulations.
