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.
(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.
(6)
Any use of the same general character as those listed in Subsection
B(1) through
(5) above, when authorized as a special exception by the Zoning Hearing Board.
(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.
(g)
Any use of the same general character as those listed in Subsection
B(7)(a) through
(f) above, when approved by the Zoning Hearing Board as a special exception.
(8)
Arcade or indoor place of amusement, when authorized as a special exception by the Zoning Hearing Board in compliance with §
110-1003 of this chapter.
(9)
Signs in compliance with Article
XV of this chapter.
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.
(3)
Municipal or government use.
(4)
Assembly hall, community center, or library.
(5)
Any use of the same general character as those listed in Subsection
C(1) through
(4) above, when authorized as a special exception by the Zoning Hearing Board.
D. Other uses:
(1)
Hotel, motel, or tourist home.
(2)
Child day-care center, in compliance with §
110-313 of this chapter.
(3)
Public parking lot or public parking garage.
(4)
Any use of the same general character as those listed in Subsection
D(1) through
(3) above, when authorized as a special exception by the Zoning Hearing Board.
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.
(3)
Municipal or government use.
(4)
Assembly hall, community center, or library.
(5)
Child day-care center, in compliance with §
110-313 of this chapter.
C. Any use of the same general character as those listed in Subsection
B(1) through
(5), when authorized as a special exception by the Zoning Hearing Board.
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.
(d)
From a residential zoning district boundary: 50 feet. This setback
area shall include landscaping and buffering in compliance with the
provisions of the Borough Subdivision and Land Development Ordinance.
(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:
(a)
The building contains an NFPA-approved sprinkler system in instances
where the building exceeds 6,000 square feet;
(b)
The building contains an automatic fire alarm system; and
(c)
The building contains a Knox box at or near the front access.
(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.
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:
(1)
Minimum distance from the ultimate right-of-way line of all
public streets or alleys: 25 feet.
(2)
Minimum distance from a property line abutting a residential
district: 50 feet.
(3)
Minimum distance from all other property lines: 25 feet.
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.