Township of Horsham, PA Article XXXIX Business Park District (BPD)

[Added 8-28-2017 by Ord. No. 2017-5]

§ 230-257 Intent.

It is the general intent of the Business Park District to implement the goals and recommendations of the Horsham Business Parks Master Plan, adopted by the Horsham Township Council on January 13, 2016. Further, it is the specific intent of the Business Park District to:

A. Encourage high-quality office and light manufacturing uses that offer site amenities to world-class tenants and provide quality jobs for Township residents.

B. Retain and attract small-scale commercial uses, institutional uses, and other compatible uses that will help to create and maintain a vibrant business park.

C. Integrate pedestrian walkways, attractive public spaces, transit facilities, and landscaping along roadway corridors.

D. Encourage the provision of additional amenities that benefit the public health, safety, and welfare, such as adequate open space, efficient roadways, and safe bicycle and pedestrian connections, through development bonuses.

E. Encourage a high level of architectural detail, attractive signage, and appropriate site design through the application of development standards.

F. Encourage cross-access easements and shared driveways to minimize the number of curb cuts that interrupt the pedestrian network, and to provide for more efficient utilization and distribution of parking within the business parks.

G. Encourage shared parking between compatible uses on the same lot or on adjacent lots.

H. Promote pedestrian orientation of streets and buildings to ensure a walkable setting.

I. Give priority to pedestrian movement along sidewalks and trails and access to amenities, open spaces, and streets, and discourage design that gives priority to vehicular convenience only.

§ 230-258 Use regulations.

[Amended 10-23-2017 by Ord. No. 2017-6; 8-24-2020 by Ord. No. 2020-6; 4-14-2021 by Ord. No. 2021-06; 8-23-2021 by Ord. No. 2021-09; 11-9-2022 by Ord. No. 2022-06; 2-12-2025 by Ord. No. 2025-01]

Within the BPD, a building or group of buildings may be erected, altered, or used, and a lot may be used or occupied for one or more of the following uses, with uses allowed to be mixed within a building or mixed in separate buildings on a property, provided that no loading areas are permitted between a building and a property line abutting residential dwellings or a residential zoning district:

A. Class One uses.

(1) Scientific research, engineering, testing, or training facility, or similar establishment for research, training, or product development, provided that vivariums are not permitted in the BPD.

(2) Business, administrative, or professional office building.

(3) Office or clinic for medical or dental examinations or treatment of persons as outpatients, including laboratories incidental thereto, but not including methadone treatment facilities.

(4) Light manufacturing and assembly uses, including offices, provided that on properties of 15 acres or more, no more than 90% of the floor area on the site may be utilized for manufacturing and assembly, and on properties of 15 acres or less, no more than 80% of the floor area on the site may be utilized for manufacturing and assembly. Warehousing shall be limited to the storage of component materials or products associated with the light manufacturing and assembly use on the site.

B. Class Two uses.

(1) Commercial, trade, or professional school; tutoring center; or similar nonresidential educational use.

(2) Community center or similar facility.

(3) Municipal building or public park.

C. Class Three uses.

(1) Restaurants and other food or beverage establishments, excluding quick-service restaurants. Outdoor dining areas shall be permitted as an accessory use to a restaurant pursuant to the provisions of § 230-16E.

(2) Private recreational facility, including fitness and exercise facilities.

(3) Studios for dance, music, art, or photography.

(4) Day-care center.

(5) Financial institution.

D. Special exception uses.

(1) Distribution center. In addition to the other provisions of this chapter and the special exception requirements found in § 230-228 of the Zoning Ordinance, distribution centers shall meet the following standards.

(a) Satisfactory provisions shall be made to prevent traffic congestion and hazards.

(b) All loading and unloading operations shall be carried out within the confines of a building used for such purposes.

(c) There shall be no use of unmanned aerial vehicles (also known as drones) on the distribution center property.

(d) The applicant shall conduct a traffic study which, in addition to all requirements of the Subdivision and Land Development Ordinance, shall include presubmission traffic counts for all intersections which, in the determination of the Township, will be utilized by traffic servicing the distribution center. There shall be no increase in delays, in any direction, at those intersections which will be utilized by traffic servicing the distribution center.

(e) Trucks shall take access to and from the property directly from major arterial roads only.

(2) Retail sales as an accessory use to a Class One use. In addition to other provisions of this ordinance and the special exceptions requirements found in § 230-228 of the Township Zoning Code, retail sales as an accessory use to a Class One use shall meet the following standards.

(a) The display and sales area of the building devoted to retail sales shall not exceed 10% of the total floor area of the business, exclusive of areas devoted to or used for production, processing, merchandise and raw materials storage.

(b) No outdoor sales or display shall be permitted.

§ 230-259 Dimensional standards.

[Amended 10-23-2017 by Ord. No. 2017-6]

All developments in the Business Park District shall comply with the following dimensional criteria. In the case of a mixed-use building, the highest dimensional standards, including bonuses, shall apply. (Example: if a Class One use is included in a mixed-use building with a Class Two or Class Three Use(s), the dimensional requirements for a Class One use shall apply to the building.)

A. Permitted uses.

[Amended 8-24-2020 by Ord. No. 2020-6; 4-14-2021 by Ord. No. 2021-06]

Permitted Uses	Class One	Class Two	Class Three
Minimum lot area (acres)	4	2	1
Minimum lot width (feet)	300	200	150
Minimum front yard setback (feet)	100	50	25
Maximum front yard setback (feet)	N/A	100	50
Minimum side yard setback (feet)	50 (150 when abutting a residential use or zone)	50 (150 when abutting a residential use or zone)	10 (150 when abutting a residential use or zone)
Minimum rear yard setback (feet)	50 (150 when abutting a residential use or zone)	50 (150 when abutting a residential use or zone)	25 (150 when abutting a residential use or zone)
Maximum building height without bonuses	3 stories, but in no event greater than 45 feet	2 stories, but in no event greater than 35 feet	2 stories, but in no event greater than 35 feet
Maximum building height with bonuses. Bonuses are available only for buildings located more than 200 feet from a residential use or zoning district	4 stories, but in no event greater than 60 feet	3 stories, but in no event greater than 45 feet	N/A
Maximum impervious surface (percent of lot area)	65%	65%	65%
Maximum impervious surface with bonuses	75%	75%	N/A
Maximum building coverage (percent of lot area)	40%	40%	40%
Maximum building coverage with bonuses	50%	50%	N/A
Minimum common open space (percent of net lot area)	10%	10%	N/A
Minimum parking setback from rear or side property line (feet)	25	15	10
Front yard parking setback (feet)	50	30	N/A

B. Special exception uses.

Special Exception Uses	Distribution Centers
Minimum lot area (acres)	50
Minimum lot width (feet)	800
Minimum front yard setback (feet)	500
Minimum side yard setback (feet)	300
Minimum rear yard setback (feet)	400
Maximum building height	2 stories, but in no event greater than 35 feet
Maximum impervious surface (percent of lot area)	65%
Maximum building coverage (percent of lot area)	40%
Minimum separation between buildings on the same lot (feet)	500
Minimum parking setback from any property line	40

§ 230-260 Bonus standards.

To utilize the bonus provisions of the dimensional table, the applicant must comply with the bonus standards in § 230-272.

§ 230-261 Development standards.

[Amended 10-23-2017 by Ord. No. 2017-6]

All development in the Business Park District, including the MUC and CC Overlay Districts, shall comply with the following design standards, in addition to the performance standards in Article V of the Horsham Township Zoning Ordinance and all regulations in the Horsham Township Subdivision and Land Development Ordinance. If this section conflicts with any part of the performance standards of Article V of the Zoning Ordinance or any part of Subdivision and Land Development Ordinance, the standards contained herein shall take precedence. Applicants for land developments in the BPD shall submit a design manual in conjunction with the land development application to demonstrate how the development will comply with the design standards and to further show the building materials to be used in the project and the architectural details and renderings for each building. The design manual shall also demonstrate that benches, trash receptacles, light fixtures, walkways, knee walls, and outdoor design and decorative features are consistent with design standards established by the Township for the BPD.

A. Site design.

(1) Common open space.

(a) Road rights-of-way and required buffer or setback areas shall not be included as part of the required common open space.

(b) Common open space shall not include floodplain areas, wetlands, or stormwater management facilities.

(c) Up to 50% of the required common open space can be comprised of fuel, power, and other utility lines or easements, whether underground or overhead, provided the utility companies possessing legal rights to these easements do not prohibit their use for such purposes.

(d) Where possible, common open space areas shall be located adjacent or in close proximity to public walking trails or sidewalks.

(e) In its sole discretion, Council may accept a fee-in-lieu of common open space for use in improvement public areas in the Business Park District..

[8-23-2021 by Ord. No. 2021-09[1]]

[1] Editor's Note: Former Subsection A(2), Outdoor dining areas, which immediately followed this subsection, was repealed.

B. Building architectural standards.

(1) Building height. That portion of any building greater than 45 feet in height shall be set back an additional five feet on all sides.

(2) Roofs. Flat roofs shall be prohibited on one- and two-story buildings but are allowed on buildings of three stories or more, provided that the building has an articulated cornice.

(3) Service and loading areas. Where required by Council pursuant to § 230-35, these areas shall be located on the side or rear of the building and shall be screened so that the visual and acoustic impact of these functions is fully contained and out of view of adjacent properties and public streets. Screening shall be in compliance with the screen buffer standards set forth in the Township Subdivision and Land Development Ordinance.

(4) Refuse collection areas.

(a) Refuse collection areas shall be located indoors wherever feasible.

(b) Where indoor refuse collection and storage is impracticable or infeasible, refuse may be stored out of doors in closeable containers (i.e., dumpsters with lids), provided the refuse collection area is located to the rear of the building or to the rear or side of a hotel, and is enclosed on three sides with walls constructed with decorative masonry block walls or material to match building facade and on the fourth side a gate which visually screens the contents of the enclosure. The enclosure shall be set back at least 50 feet from all property lines abutting a residential district or use and 25 feet from all property lines abutting a nonresidential district or use.

[Amended 4-14-2021 by Ord. No. 2021-06]

(c) Any external refuse collection area shall be located within an enclosure that is architecturally compatible with the primary building(s) on the site and is appropriately screened from the direct view of any adjacent properties with landscaping in compliance with the screen buffer standards set forth in the Township Subdivision and Land Development Ordinance.

C. Off-street parking and loading: See § 230-273.

D. Signage. Signage shall be consistent with the standards set forth in Article XXXIII of the Township Zoning Ordinance. A coordinated design scheme shall be presented that will promote attractive sign designs among tenants.

§ 230-262 Business Park District - Mixed Use Core Overlay (BPD-MUC).

A. Intent. It is the general intent of the Business Park District - Mixed Use Core Overlay to implement the goals and recommendations of the Horsham Business Parks Master Plan, adopted by the Horsham Township Council on January 13, 2016. Further, in addition to the specific intent of the underlying zoning district, it is the specific intent of the Business Park District - Mixed Use Core Overlay to:

(1) Create a vibrant mixed-use core within the Horsham Business Parks that contributes toward the economic vitality of the Horsham Business Parks and Horsham Township.

(2) Encourage the redevelopment of underutilized or vacant buildings and sites.

(3) Promote street-level activity with attractive first-floor retail, dining, personal services, and other compatible uses along Witmer Road to support the needs of local employees and residents.

B. Use regulations. In addition to the uses permitted in § 230-258A (which uses shall be subject to the dimensional requirements of § 230-259), within the BPD-MUC, a building or group of buildings may be erected, altered, or used, and a lot may be used or occupied for one or more of the uses set forth below, with uses allowed to be mixed within a building or mixed in separate buildings on a property, provided that no more than 50% of a mixed-use building or property shall be occupied by restaurant or retail uses. No shopping centers shall be permitted.

[Amended 10-23-2017 by Ord. No. 2017-6]

(1) Permitted uses.

[Amended 8-24-2020 by Ord. No. 2020-6; 4-14-2021 by Ord. No. 2021-06]

(a) Theater, including motion pictures and stage plays.

(b) Gallery or museum.

(c) Retail uses, excluding drive-through facilities.

(d) Small-scale (less than 5,000 square feet in gross floor area) personal service establishments such as tailor, barber, beauty salon, shoe repair, dressmaker, or dry cleaner (provided that no cleaning operations are performed on the premises), excluding drive-through facilities.

(e) Financial institution, excluding drive-through facilities.

(f) Business class hotel, provided that the following provisions are met:

[1] Business class hotels shall have a maximum of 250 guest rooms.

[2] Business class hotels shall provide food service in a seating area with waitstaff service as follows:

[a] Business class hotels with zero to 110 guest rooms shall provide, at a minimum, continental breakfast.

[b] Business class hotels with 110 to 200 guest rooms shall provide, at a minimum, an "American" breakfast (continental breakfast plus other items such as pancakes and French toast) and lunch service.

[c] Business class hotels with over 200 guest rooms shall provide, at a minimum, a full-service restaurant serving breakfast and lunch.

[3] The layout of business class hotels shall be designed to facilitate access to nearby public gathering areas, trails, and public recreational facilities.

[4] A maximum of three business class hotels may be permitted in the MUC BPD after the effective date of this ordinance.[1] In the event multiple applications are pending before the Township which, if granted, would exceed the maximum of three business class hotels, the applications will be considered in the order in which preliminary approval is granted. When preliminary approval of an application would cause more than three business class hotels to be approved, the application shall be denied.

[1] Editor's Note: The ordinance which added this Subsection B(1)(f), Ord. No. 2021-06, provided an effective date of five days following its enactment on 4-14-2021.

[5] Business class hotels shall offer a dedicated outdoor patio or seating areas for the outdoor enjoyment of the hotel guests.

[6] Business class hotels shall not provide kitchen or cooking facilities in guest rooms, provided that microwaves, coffee makers, and small refrigerators (not exceeding 3.5 cubic feet) may be provided.

(g) Apartment building, provided that the following provisions are met:

[1] A maximum of 200 apartment units shall be permitted within the MUC BPD district after the effective date of this ordinance (April 19, 2021). Apartment units which received preliminary or final land development approval prior to the effective date of this ordinance shall not be counted in the 200-apartment-unit maximum. In the event multiple applications are pending before the Township which, if granted, would exceed the 200-unit maximum, the applications will be considered in the order in which preliminary approval is granted. When approval of an application would cause the number of approved apartment units to exceed 200 units in the BPD-MUC subsequent to the effective date of this ordinance, the application shall be denied.

[2] An apartment building shall be no closer than 1,000 feet from another building containing an apartment use.

[3] The facade of apartment buildings shall consist of stone, wood, glass, brick, or a combination of those materials, and no more than 10% of any facade shall consist of other materials.

[4] Apartment buildings, either alone or part of a business park association, shall participate in the business park shuttle bus program.

[5] Occupancy of apartment units shall not exceed two people per bedroom, excluding infants under the age of 18 months.

[6] Apartment units shall include a maximum of two bedrooms (excluding dens and home offices).

[7] Apartment buildings shall provide the following amenities:

[a] Outdoor recreation area with grilling areas and outdoor furniture;

[b] Lobby or indoor gathering areas;

[c] Indoor exercise facilities;

[d] Front desk or accessible office with package delivery service;

[e] Electric car charging stations;

[f] Bicycle racks.

(2) Special exception uses.

(a) Parking garages and parking structures as a principal use.

(3) Accessory uses.

(a) Parking garages and parking structures as an accessory use, with no more than two levels, and at-grade access at each level.

C. Dimensional standards. All developments in the Business Park District - Mixed Use Core Overlay shall comply with the following dimensional criteria. In the case of a mixed-use building, the highest dimensional standards, including bonuses, shall apply. (Example: If a Class One use is included in a mixed-use building with a Class Two or Class Three Use(s), the dimensional requirements for a Class One use shall apply to the building.)

[Amended 10-23-2017 by Ord. No. 2017-6]

(1) Permitted uses.

[Amended 8-24-2020 by Ord. No. 2020-6; 4-14-2021 by Ord. No. 2021-06]

Permitted Uses	Mixed-Use Buildings Financial Institutions, and Hotels	Theaters and Museums	Apartment Buildings	All Other Principal Uses Permitted by Right in § 230-263
Minimum lot area	5 acres for mixed-use buildings and financial institutions; 115,000 square feet minimum lot area for hotels	5 acres	1 acre	20,000 square feet
Minimum lot width (feet)	300 feet	300 feet	100 feet	100 feet
Minimum front yard setback (feet)	25 feet	25 feet	25 feet	15 feet
Maximum front yard setback (feet)	100 feet	50 feet	60 feet	50 feet
Minimum side yard setback (feet)	25 feet	25 feet	20 feet	25 feet
Minimum rear yard setback (feet)	25 feet	25 feet	20 feet	25 feet
Maximum building height (feet) without bonuses	3 stories, but in no event greater than 45 feet	2 stories, but in no event greater than 35 feet	3 stories, but in no event greater than 45 feet	2 stories, but in no event greater than 35 feet
Maximum building height (feet) with bonuses	5 stories, but in no event greater than 75 feet, provided that height bonus is only available where building is located 200 feet from a residential zoning district	3 stories, but in no event greater than 45 feet	5 stories, but in no event greater than 75 feet, provided that bonus height is only available where building is located a minimum of 100 feet from a residential zoning district	N/A
Maximum impervious surface (% of lot area)	60%	60%	60%	60%
Maximum impervious with bonuses	75%	75%	75%
Maximum building coverage (% of lot area)	40%	40%	50%	40%
Maximum building coverage with bonuses	50%	50%	50%
Minimum common open space (% of lot area)	10%	10%	10%	N/A

(2) Special exception uses.

Special Exception Uses	Parking Garages/Structures as a Principal Use
Minimum lot area (acres)	1
Minimum lot width (feet)	100
Minimum front yard setback (feet)	25
Maximum front yard setback (feet)	65
Minimum side yard setback (feet)	20
Minimum rear yard setback (feet)	35
Maximum building height	3 stories, but in no event greater than 45 feet
Maximum impervious surface (percent of net lot area)	80%

D. Bonus standards. To utilize the bonus provisions of the dimensional table, the applicant must comply with the bonus standards in § 230-272.

E. Development standards.

(1) All development in the BPD-MUC Overlay shall comply with the development standards of the BPD (§ 230-261) in addition to the Horsham Township Subdivision and Land Development Ordinance. If this article conflicts with any part of the Subdivision and Land Development Ordinance, the standards contained herein shall take precedence.

(2) Applicants for land developments in the BPD-MUC shall submit a design manual in conjunction with the land development application to demonstrate how the development will comply with the design standards of § 230-261 and to further show the building materials to be used in the project and the architectural details and rendering for each building. The design manual shall also demonstrate that benches, trash receptacles, light fixtures, walkways, knee walls, and outdoor design and decorative features are consistent with design standards established by the Township for the BPD-MUC.

(3) Off-street parking and loading: applicants shall comply with § 230-273.

(4) Parking garage design standards: applicants shall comply with § 230-273.

§ 230-263 through § 230-266. (Reserved)

§ 230-267 Business Park District - Commercial Corridor Overlay (BPD-CC).

A. Intent. It is the general intent of the Business Park District - Commercial Corridor Overlay to implement the goals and recommendations of the Horsham Business Parks Master Plan, adopted by the Horsham Township Council on January 13, 2016. Further, in addition to the specific intent of the underlying zoning district, it is the specific intent of the Business Park District - Commercial Corridor Overlay to:

(1) Promote street-level activity with attractive retail, dining, entertainment, and personal services along Welsh Road to support the needs of local employees and residents.

(2) Encourage the redevelopment of underutilized or vacant buildings and sites.

B. Use regulations. A building or group of buildings may be erected, altered, or used, and a lot may be used or occupied for one or more of the uses set forth below. Uses may be mixed within a building or mixed in separate buildings on a property.

[Amended 10-23-2017 by Ord. No. 2017-6; 10-22-2018 by Ord. No. 2018-4]

(1) Permitted uses.

(a) Museum or gallery.

(b) Retail uses, including convenience stores, but excluding any use with drive-through facilities.

[Amended 7-27-2020 by Ord. No. 2020-04]

(c) Small-scale (less than 5,000 square feet in gross floor area) personal service establishments such as tailor, barber, beauty salon, shoe repair, dressmaker, or dry cleaner (provided that no cleaning operations are performed on the premises). Drive-through facilities are not permitted as part of this use.

(d) Financial institution. Financial institutions with drive through facilities are only permitted as part of an integrated commercial development.

(e) Theater, including motion pictures and stage plays.

(f) Indoor amusement facility, such as bowling alley, billiard hall, indoor court for racket sports, or other similar facility.

(g) Integrated commercial development consisting of a mix of retail uses, which may include a convenience store with fuel-dispensing facilities, quick-service restaurant, and municipal buildings subject to the dimensional requirements set forth in Subsection C below.

(h) A convenience store with fuel dispensing facilities, providing the following criteria are met:

[1] The convenience store with fuel-dispensing facilities shall not be located within 2,000 feet. of the property line of another convenience store with fuel-dispensing facilities;

[2] Fuel pumps shall be set back a minimum of 50 feet from the ultimate right-ofway;

[3] No portion of any vehicular parking spaces intending to serve uses on the site other than the convenience store use shall be located within 30 feet of any fuel pumps;

[4] There shall be a maximum of eight fuel-dispensing islands with no more than 16 fueling positions;

[5] There shall be canopies covering the fuel-dispensing islands, provided that the canopies are A-frame in design, include recessed lighting, and are set back at least 50 feet from all property lines and the ultimate right-of-way lines of any road or street.

(i) Quick-service restaurant. Quick-service restaurants shall only be permitted as part of an integrated commercial development and shall not be located within 2,000 feet of the property line of another quick-service restaurant.

(j) Municipal buildings are permitted in an integrated commercial development. Notwithstanding any other Zoning Ordinance sections to the contrary, a municipal building located in an integrated commercial development shall have no minimum yard setback requirements.

(2) Special exception uses.

(a) Parking garages and parking structures, as a principal use.

(3) Accessory uses.

(a) Parking garages and parking structures as an accessory use shall have no more than two levels, and shall have at-grade access at each level. Parking garages and parking structures as an accessory use shall comply with the following dimensional requirements:

[1] Minimum front yard setback: 20 feet.

[2] Minimum side yard setback: 20 feet.

[3] Minimum rear yard setback: 35 feet.

C. Dimensional standards. All developments in the Business Park District - Commercial Corridor Overlay shall comply with the following dimensional criteria:

(1) Permitted uses.

[Amended 10-22-2018 by Ord. No. 2018-4]

Permitted Uses	Buildings with Multiple Uses	Theaters and Indoor Amusement Facilities	Integrated Commercial Development	All Other Permitted Uses in § 230-267B(1)
Minimum lot area (acres)	5	5	5	1
Minimum lot width (feet)	300	300	300	150
Minimum front yard setback (feet)	25	25	25	25
Maximum front yard setback (feet)	50	50		50
Minimum side yard setback (feet)	25	25	25	25
Minimum rear yard setback (feet)	25	25	25	25
Maximum building height	3 stories, but in no event greater than 45 feet	3 stories, but in no event greater than 45 feet	3 stories, but in no event greater than 45 feet	2 stories, but in no event greater than 35 feet
Maximum impervious surface (percent of lot area)	60%	60%	75%	50%
Maximum building coverage (percent of lot area)	40%	40%	40%	30%
Minimum common open space (percent of lot area)	N/A	N/A	N/A	N/A
Minimum parking setback from side and rear (feet)	5	15	5 (side only)	10
Front yard parking setback (feet)	50	50	From a major arterial: 15 From a local road: 10	50
Side yard trash enclosure setback (feet)			10

(2) Special exception uses.

Special Exception Uses	Parking Garages/Structures as a Principal Use
Minimum lot areas (acres)	1
Minimum lot width (feet)	100
Minimum front yard setback (feet)	20
Maximum front yard setback (feet)	65
Minimum side yard setback (feet)	20
Minimum rear yard setback (feet)	35
Maximum building height	3 stories, but in no event greater than 45 feet
Maximum impervious surface (percent of lot area)	80%

D. Development standards.

(1) All development in the Business Park District - Commercial Corridor Overlay shall comply with all of the Development Standards set forth in § 230-261 of this article, in addition to the regulations of the Subdivision and Land Development Ordinance. If this article conflicts with any part of the Subdivision and Land Development Ordinance, the standards contained herein shall take precedence.

(2) A design manual shall be submitted in conjunction with a land development application to demonstrate how the development will comply with all of the applicable standards. Applicants for land developments in the BPD-CC shall submit a design manual in conjunction with the land development application to demonstrate how the development will comply with the design standards and to further show the building materials to be used in the project and the architectural details and rendering for each building. The design manual shall also demonstrate that benches, trash receptacles, light fixtures, walkways, knee walls, and outdoor design and decorative features are consistent with design standards established by the Township for the BPD-CC.

(3) Off-street parking and loading: applicants shall comply with § 230-273.

(4) Parking garage design standards: applicants shall comply with § 230-273.

§ 230-268 through § 230-271. (Reserved)

§ 230-272 Bonus standards for BPD and BPD-MUC.

[Amended 8-24-2020 by Ord. No. 2020-6; 4-14-2021 by Ord. No. 2021-06]

The purpose of this section is to encourage the provision of amenities to benefit the public health, safety, and welfare, including traffic improvements and efficient roadways, improvements to the trail and pedestrian walkway system in the business parks, adequate open space and public gathering space, to attract a work force, and to provide amenities for business travelers. Proposed Class 1 and Class 2 uses within the BPD Zoning District and proposed mixed-use buildings, financial institutions, business class hotels, apartment buildings, theaters, and museums uses in the BPD-MUC overlay district that meet all of the following criteria to qualify for bonuses as shown in the dimensional charts in § 230-259A and § 230-262C. The applicant shall be required to provide additional information in order to demonstrate that all of the relevant standards for each bonus option will be met.

A. For business class hotel and apartment uses, the bonuses listed in § 230-262C are permitted in exchange for a combination of the following improvements equaling at least 10 bonus points. The applicant for a business class hotel or an apartment use must provide at least one improvement from § 230-272A(1)(a), at least one improvement from § 230-272A(2), business class hotels must provide least two improvements from § 230-272A(4), and apartments must provide at least two improvements from § 230-272A(5) below. All other uses which are listed as eligible for bonus dimensional requirements in § 230-259A and § 230-262C may utilize bonus dimensional requirements in exchange for a combination of the improvements listed in from § 230-272A(1)(a) and from § 230-272A(2) equal to at least eight bonus points. An applicant for all uses other than business class hotel and apartment uses must provide at least one improvement from § 230-272A(1)(a) and at least one improvement from § 230-272A(2) below.

(1) Transportation improvements. The transportation improvements shall be generally consistent with the goals and recommendations of the Horsham Business Parks Master Plan, as determined by the Township. Only transportation and streetscape improvements above and beyond any improvement required by the Township's traffic impact fee procedure set forth in Chapter 122 of the Horsham Township Code shall be eligible for bonus points.

(a) Off-site traffic improvements. For five bonus points, the applicant shall construct an off-site traffic signal or other off-site traffic improvements, subject to all of the following standards.

[1] The location and design of the off-site traffic signal or other off-site traffic improvement shall be consistent with the Horsham Business Parks Master Plan, as determined by the Township.

[2] Signal improvements include the following in the priority in which they are listed:

[a] Synchronization of existing signals;

[b] Upgrade of signals identified by the township as requiring an operational upgrade;

[c] Upgrade of signals identified by the Township as benefiting from decorative fixture updates;

[d] Off-site auxiliary left or right turning lanes;

[e] Road widening or a contribution toward road-widening in an amount equal to the cost of providing decorative upgrades to one traffic signal; or a fee-in-lieu of road widening in amount equal to the Act 209 Transportation Fee[1] which would be required with no deduction for existing trips.

[1] Editor's Note: See 53 P.S. § 10501-A et seq.

[f] Off-site streetscaping or a contribution to toward streetscaping in an amount equal to the cost of providing decorative upgrades to decorative upgrades to one traffic signal.

(2) Public multiuse trail. The applicant shall provide one or more of the following improvements related to the Township's sidewalk and public multiuse trail system for a maximum of three bonus points.

(a) The applicant shall construct a sidewalk and/or public multiuse trail at least 500 feet in length, either through the applicant's property and connecting to another property, or off-site, subject to all of the standards listed below. The applicant shall receive one bonus point for each 500 feet of sidewalk (above the sidewalks required by the Subdivision and Land Development Ordinance) or multiuse trail.

[1] Public multiuse trails shall be generally laid out in the manner and locations represented in the Horsham Business Parks Master Plan.

[2] Unless an alternate trail width or material has been approved or required by the Township, public multiuse trails in the Mixed-Use Core Overlay shall be no less than eight feet in width and five feet in width in all other areas of Business Park District.

[3] To the greatest extent possible, sidewalks and public multiuse trails shall run through common open space areas and connect to sidewalks and nearby pedestrian destination points.

(b) The applicant may, for one bonus point for each 500 feet, upgrade a section of an existing trail designated for upgrade on the Business Park Master Plan.

(3) Public gathering space. For a of three bonus points, the applicant shall contribute in kind or via a fee-in-lieu of a contribution in kind toward the development of a gathering space in the business park as per the design features set forth in specifications included in the Subdivision and Land Development Ordinance.

(4) For Business Class Hotels:

(a) For one bonus point, room service or in-room dining;

(b) For one bonus point, indoor or outdoor pool;

(c) For one bonus point, spa or salon facilities;

(d) For one bonus point, staffed concierge desk;

(e) For one bonus point, bar area and liquor license.

(5) For apartments:

(a) For one bonus point, dog park;

(b) For one bonus point, indoor storage facilities;

(c) For one bonus point, indoor or outdoor pool;

(d) For one bonus point, sports courts (basketball, volleyball, racket sports).

(6) Removal or termination of services for which bonus points are awarded are violations of the Zoning Ordinance. While such removal or termination of services is a violation of the Zoning Ordinance, a landowner may seek relief from the Zoning Hearing Board in the ordinary course.

§ 230-273 Off-street parking standards and parking garage design standards for Business Park District (BPD) - Business Park District, Mixed-Use Core Overlay (BPD-MUC), and Business Park District-Commercial Core Overlay District (BPD-CC).

The following parking standards shall apply to uses in the Business Park District, Business Park District-Mixed Use Core Overlay, and Business Park District-Commercial Core Overlay District. If the regulations in this section conflict with any of the parking regulations in § 230-32, the provisions of this section shall apply in the BPD and the BPD Overlay Districts.

A. Parking and loading requirements.

(1) Off-street parking. Any building or structure used for the following purposes shall be provided with the minimum number of parking spaces set forth below:

(a) Scientific research, engineering, testing or training facility or similar establishment: one space per employee on the largest shift or one space per 300 square feet of gross floor area, whichever is greater, plus one space for each company vehicle stored on the premises.

(b) Business office: one space per 250 square feet of gross floor area.

(c) Medical office: one space per 200 square feet of gross floor area.

(d) Light manufacturing: one space per employee on the largest shift or one space per 300 square feet of gross floor area, whichever is greater, plus one space for each company vehicle stored on the premises.

(e) Nonresidential school: one space per 250 square feet of gross floor area.

(f) Restaurant (non-drive-through or quick-service): one space per 100 square feet of patron area plus one space per employee on the largest shift.

(g) Private recreation facility: one space per 300 square feet of gross floor area.

(h) Studios for dance, music, art, or photography: one space per 250 square feet of gross floor area.

(i) Distribution center: one space per 500 square feet of gross floor area plus one space for each company vehicle stored on the premises.

(j) Apartment or multifamily building: 1.5 spaces per unit, provided that at no time shall the number of bedrooms in the building exceed the number of parking spaces. Notwithstanding the provisions of § 230-273A(3)(a), up to 20 parking spaces may be located in front of the principal building.

[Amended 8-24-2020 by Ord. No. 2020-6; 4-14-2021 by Ord. No. 2021-06]

(k) Business Park Hotel: one space per rental unit, plus one space per employee on the largest shift. Existing hotels shall meet these same parking requirements. Notwithstanding the requirements of § 230-273A(3)(a), up to 10% of the required parking for the business class hotel may be provided in front of the principal building if the following conditions are met:

[Amended 8-24-2020 by Ord. No. 2020-6; 4-14-2021 by Ord. No. 2021-06]

[1] Parking in front of the hotel shall only be permitted if there is a circular drive/entrance way with a covered receiving area for guests who are checking in or checking out of the hotel;

[2] A buffer yard, landscaped to the satisfaction of the Township Landscape Architect, 25 feet deep shall be provided between the parking spaces and the street for the full length of the parking area in front of the building;

[3] Notwithstanding the provisions of § 230-33F, the size of each parking space shall be no less than nine feet wide by 18 feet in length; and

[4] Council may approve additional front-yard parking if it determines that the best interests of the community (for example, improved streetscape or improved access to nearby trails and recreational facilities) would be served by additional front yard parking.

(l) Theater, including motion pictures and stage plays: one space for every 200 square feet of floor area.

(m) Indoor place of amusement, such as bowling alley, billiard hall, indoor court for racket sports, or other similar facility: one space for every 200 square feet of floor area.

(n) Gallery or museum: one space per 500 square feet of gross floor area.

(o) Retail uses: one space per 150 square feet of patron area.

(p) Small-scale personal service, such as tailor, barber, beauty salon, shoe repair, dressmaker, or dry cleaner (provided that no cleaning operations are performed on the premises), excluding drive-through facilities: one space per 150 square feet of patron area.

(q) Financial institutions: one space per 250 square feet of gross floor area.

(r) Neighborhood place of worship: one space for every 25 square feet of floor area in the largest room intended for the assembly of persons.

(s) Private recreational facility — fitness center, sauna, health club, or similar facility: one space for every 300 square feet of floor area.

(t) Day-care centers: Day-care centers shall meet the requirements of § 230-32C(8).

(u) Convenience-type retail stores with less than 10,000 square feet of floor area, open daily with extended hours of operation: one space for each 100 square feet of gross floor area.

(2) Loading areas shall be provided as required in § 230-35.

(3) Surface parking lots.

(a) Location. All surface parking lots shall be located to the side or rear of the principal building on the lot. No off-street parking shall be permitted in the setback area between the sidewalk and the building.

(4) Shared parking. Uses within the BPD (including overlay districts) may share off-street parking with other properties in the BPD and with properties not zoned for residential use which abut but are outside the BPD, provided the combination of uses are compatible in terms of days and hours of usage for purposes of sharing parking spaces in accordance with the following table. Parking spaces permitted to be shared using the table below may be included in the calculation of minimum parking spaces required for the individual uses (whether in the BPD or abutting the BPD) sharing spaces. The table shall be applied by determining the number of spaces needed for each land use listed in the table on an individual basis, then multiplying such number of spaces by the percentage listed for such use under each time period column, then totaling each time period column. The greatest total number for any of the time period columns shall be the minimum number of off-street parking spaces which shall be provided for the combination of uses listed in the table. Uses not listed in the table are not eligible for shared parking. To utilize the shared-parking option, the following standards and procedures shall be met:

[Amended 8-24-2020 by Ord. No. 2020-6; 4-14-2021 by Ord. No. 2021-06]

(a) Some portion of the shared off-street parking area shall lie within 200 feet of an entrance, regularly used by patrons, into the buildings served by the shared parking facilities.

(b) Access and parking easements shall be prepared and recorded for each property affected by the shared parking.

(c) The minimum amount of shared parking required shall be calculated according to the following formula:

[1] Calculate the minimum amount of parking required for each land use as if it were a separate use.

[2] To determine peak parking requirements, multiply the minimum parking required for each proposed land use by the corresponding percentage in the table below for each of the five time periods.

[3] Calculate the column total for each of the six time periods.

[4] The column (time period) with the highest value shall be the minimum shared parking requirement.

Parking Requirements
Uses	Monday through Friday			Saturday and Sunday
	8:00 a.m. to 6:00 p.m.	6:00 p.m. to 12:00 midnight	12:00 midnight to 8:00 a.m.	8:00 a.m. to 6:00 p.m.	6:00 p.m. to 12:00 midnight	12:00 midnight to 8:00 a.m.
Class One uses in BPD, Mixed Use Core Overlay, Commercial Corridor Overlay	100%	10%	5%	5%	5%	5%
Class Two uses in BPD and Mixed Use Core Overlay	100%	40%	5%	10%	10%	5%
Class Three uses in BPD, Mixed Use Core Overlay, Commercial Corridor Overlay (Except restaurants and day-care centers)	40%	100%	5%	80%	60%	5%
Restaurants	70%	100%	10%	70%	100%	20%
Day-care center	90%	40%	5%	10%	5%	5%
Business-class hotel or hotel existing prior to May 2021	75%	100%	100%	75%	100%	100%
Residential	60%	100%	100%	80%	100%	100%
Retail, financial institutions, and personal services	70%	90%	5%	100%	70%	5%
Theater, indoor amusement, or gallery/museum	40%	100%	100%	80%	100%	100%

(5) Bike parking. Convenient bicycle parking facilities shall be provided, as follows:

(a) For residential uses, there shall be a minimum of one bicycle parking space or locker for each 10 dwelling units, or portion thereof.

(b) For nonresidential uses, there shall be a minimum of one bicycle parking space or locker for every 40 automobile parking spaces, or portion thereof.

B. Parking garage design standards.

(1) The following design requirements shall apply to parking garages in the BPD and the BPD Overlay Districts, both as a principal and accessory use:

(a) The street-front facade of the parking garage shall mirror the use(s) which it serves.

(b) Utilitarian appearances of parking garages, such as sloping levels and untreated concrete levels, are not permitted. Parking garages shall have design treatments such as colonnades, arcades, awning, landscaping, street furniture, and other public amenities to create the appearance of an occupied building.

(c) Cars shall be visually screened from adjacent buildings and the street, and the screening shall be consistent in architectural design and materials with the buildings and uses it serves.

(d) Parking spaces in parking garages shall be a minimum of nine feet wide and 18 feet long.

[Added 8-24-2020 by Ord. No. 2020-6]

(e) Notwithstanding the provisions of Subsection B(1)(b) and B(1)(c) above, parking garages on the same lot as and serving apartment buildings shall not be required to improve the utilitarian appearance (including sloping levels) of the side of a parking garage which faces a distribution center or truck terminal.

[Added 8-24-2020 by Ord. No. 2020-6]