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.
[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]
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.
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 direct access to and from the property from
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.
[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
|
To utilize the bonus provisions of the dimensional table, the applicant must comply with the bonus standards in §
230-272.
[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]
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.
[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 which would be required with no deduction for existing
trips.
[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.
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]