The purpose of this article is to provide conditions and standards
for conditional uses. In these cases, Borough Council may attach reasonable
conditions and safeguards, in addition to those expressed in this
article, as it may deem necessary to implement the purposes of this
chapter and those of the Pennsylvania Municipalities Planning Code,
Act 247, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
In any instance where Borough Council is required to consider
a request for a conditional use permit, Council shall follow the provisions
of this article.
A.
In any instance where Council is required to consider a request for
a conditional use, Council shall consider the following factors, where
appropriate:
(1)
That the proposed use is appropriate for the site in question
in terms of size, topography, natural features, drainage, sewage disposal,
water supply, accessibility, and availability of public services and
that adequate provisions will be made to protect sensitive environmental
features such as streams, wetlands, slopes, and mature trees.
(2)
That the proposed use is compatible with the character of the
surrounding neighborhood and will not interfere with or detract from
legitimate uses and adjacent properties, and that adequate measures
will be provided through building design, site layout, landscaping,
planting, and operational controls to minimize any adverse impacts
caused by noise, lights, glare, odors, smoke, fumes, traffic, parking,
loading, and signage.
(3)
That the proposed conditional use will serve the best interest
of the Borough, convenience of the community, and the public health,
safety, and welfare.
(4)
That the proposed use is consistent with the most recently adopted
Ridley Park Borough Comprehensive Plan.
(5)
That the proposed use promotes orderly development, proper population
density, and the provision of adequate community facilities and services,
including police and fire protection.
(6)
That the proposed use is suitable in terms of its effect on
highway safety and traffic circulation, and that access, on-site circulation,
and parking are adequate in view of anticipated traffic.
B.
In cases where conditional uses are not accompanied by specific standards listed below in this article, the regulations in § 213-137 below shall apply.
C.
Financial hardship shall not be construed as a basis for granting
conditional uses.
D.
In granting any request for a conditional use, Council may attach
reasonable conditions and safeguards in addition to those expressed
in this article as it may deem necessary to implement the purposes
of the MPC and the chapter, which conditions and safeguards may relate
to, but not be limited to, screening, lighting, noise, safety, aesthetics,
and the minimization of noxious, offensive, or hazardous elements.
Such conditional use shall be clearly authorized by a provision in
this chapter and shall, where applicable, comply with the more specific
standards relating to such use contained in appropriate sections of
this article.
In cases where this article does not provide specific standards
for conditional uses, the following dimensional requirements will
be applied by Borough Council:
A.
In residential districts, the area, bulk, and any other applicable
requirements shall be no less stringent than those for single-family
dwellings in the district where the use is proposed.
B.
In nonresidential districts, the area, bulk, and any other applicable
requirements shall be no less stringent than those for the use which
requires the greatest dimensions in the applicable nonresidential
district.
C.
Borough Council may require additional, reasonable but more stringent requirements than those required in Subsection A or B above, provided that Council makes one or more of the following determinations:
(1)
(a)
Insufficient to accommodate the proposed building, facility,
or use and that greater dimensional requirements would substantially
alleviate that condition.
(b)
Insufficient to provide adequate area for parking and loading, as required by Article XIV, and that greater requirements would substantially alleviate that condition.
(c)
Insufficient to provide for lot areas and dimensions necessary
to protect the adjacent area from the potential adverse impacts of
the proposed use, such as noise, vibration, air pollution, and similar
impacts, and that greater dimensional requirements would substantially
alleviate that condition.
An applicant for a conditional use permit shall have the burden
of establishing both:
In determining whether the allowance of a conditional use permit
is contrary to the public interest, Council shall consider whether
the application, if granted, will:
A.
Adversely affect the public health, safety, and welfare due to changes
in traffic conditions, drainage, air quality, noise levels, neighborhood
property values, natural features, and neighborhood aesthetic characteristics.
B.
Be in accordance with the most recently adopted Ridley Park Borough
Comprehensive Plan.
D.
Adversely affect the logical, efficient, and economical extension
or provision of public services and facilities such as public water,
sewers, refuse collection, police, fire protection, and public schools.
E.
Otherwise adversely affect the public health, safety, or welfare.
Off-street parking may be provided in parking structures as a conditional use only in the Medical Campus District pursuant to Article XIV, subject to the following conditions:
A.
All applicants seeking approval of a parking structure shall submit
two alternate site plans. The first site plan shall show the site
design for which the applicant seeks approval utilizing the proposed
parking structure. The second site plan shall demonstrate the maximum
building area which can be supported by surface parking, consistent
with coverage, setback, and other applicable provisions of this chapter.
An applicant shall not be permitted to construct a use with more floor
area than that which would be permitted by the second (surface parking)
site plan, except that the amount of floor area which could otherwise
be accommodated with surface parking lots may be increased by 3% if
the proposed parking structure is located entirely below grade except
for the entrance and exit ramps and the architecture of the building
is designed so as to minimize the external appearance of the parking
structure.
B.
When parking structures are utilized to provide all or some of the
parking required to serve a principal structure(s), no surface parking
shall be permitted within the required setbacks.
C.
The principal building(s) shall have at least one side with unobstructed
visual access (excluding landscaping) to a public or private street
or driveway.
D.
The height of all exposed portions of a parking structure which are
visible from any side shall not exceed 60% of the height of the tallest
principal structure building for which the parking structure serves
as an accessory use. Parapet walls or other architecturally compatible
elements shall be used to totally block the view of any vehicles parking
on the rooftop. Height shall be measured to the top of said parapet
walls but shall not include the height of any landscaping.
E.
Ramps for the movement of vehicles between parking levels shall be
constructed within the structure except in instances when the topography
of a site allows them to extend outside the structure on the existing
grade. Ramps shall be designed so as to provide an optimal movement
of vehicular traffic within the parking structure. Ramps shall also
be designed so as to avoid vehicular conflicts to the maximum extent
practicable and conflicts between vehicles using them and vehicles
maneuvering into and out of parking spaces.
F.
Parking structures shall be designed so as to minimize blank facades
through the use of innovative architectural detail and landscaping.
The design of the exterior of the parking structure shall be compatible
with the exterior design of the principal structure to the extent
that the parking facility is clearly identified with the principal
structure. Building materials used for the parking structure shall
be the same as those used on the principal structure. The facade treatment
of the principal structure shall be extended onto the parking structures.
G.
Any parking structure or group of parking structures containing 200
parking spaces or more in total shall provide a grade separated pedestrian
walkway connecting the parking facility with the principal structure
or structures.
H.
Open, rooftop parking decks shall be landscaped in accordance with
and to the same extent as the overall landscape plan for the principal
use and structure the parking structure shall serve.
I.
Within an enclosed parking structure or deck, the following aisle
widths and parking space angles shall apply:
|
Angle of Parking Space
|
Minimum Aisle Width
(feet)
|
|---|---|
|
Less than 60°
|
18
|
|
Between 60° and 75°
|
22
|
|
90°
|
241
|
|
NOTES:
| |
|
1
|
May be reduced to 22 feet if the support columns for the deck
are arranged opposite each other.
|
|
Parking layouts for 90 or more parking spaces shall be designed
for two-way travel.
| |
|
Parking layouts for fewer than 90 parking spaces shall be for
one-way travel only, clearly marked and signed as such.
| |
K.
Parking spaces shall be delineated by a double-striped line, closed
at the aisle end.
L.
In instances where there is both a parking structure(s) and a surface
parking area(s), the layouts of both shall be such that there are
no abrupt changes in parking angle and aisle width or overall layout,
so as to avoid a safety hazard or confusion for the motorist.
M.
For purposes of calculating building coverage, floor area ratios,
and impervious coverage, the following rules shall apply. Parking
structures shall not be counted towards building coverage and floor
area standards but shall be included in all calculations of impervious
(building and parking area) coverage. Subsurface parking structures
not otherwise covered by buildings shall also be included in calculation
of impervious coverage.
N.
Parking structures and associated walkways shall be illuminated at
all times that they are available to the public to an average minimum
light intensity of 10 footcandles. Exit lights shall be illuminated
24 hours per day.
Community centers shall be permitted in the R-1, R-2, and R-3
Residential Districts only, when authorized by Council as a conditional
use, subject to the requirements below:
A.
Lot area shall be not less than 20,000 square feet with a lot width
of not less than 75 feet.
B.
Not more than 60% of the lot shall be covered with impervious surface.
C.
Building height shall not exceed 35 feet or three stories.
D.
More than one building shall be permitted on the lot, provided that
the setback requirements of the district are met.
E.
Where practicable, all utilities shall be placed underground.
F.
Pedestrian walkways shall be provided between buildings, where applicable.
G.
Where feasible, parking areas shall be placed behind the principal
building.
Unless otherwise specified by Council, a conditional use permit
shall expire if the applicant fails to obtain a building permit within
six months from the date of authorization thereof, unless the applicant
can show that there were permitting delays beyond his control.
