The following is an expansion of the statement of community development objectives contained in Article I, § 205-3, of this chapter. It is the intent of this article to provide for a mix of office, hotel and residential uses in districts of at least 10 acres and having at least 600 feet of frontage along a principal arterial street. Furthermore, it is the intent of this article to:
A.
Establish standards and certain limitations which
encourage orderly and planned development of an architecturally harmonious
mixed use development while prohibiting incompatible uses and minimizing
community impact.
B.
Provide employment centers and housing opportunities
in close proximity to existing and future commercial and residential
developments to reduce commuting distance for the workforce and minimize
traffic impact as well as to enhance the community tax base.
C.
Ensure that residential neighbors will be buffered
against the Executive Campus II District and prevent encroachment
upon existing highways by the use of setbacks and encourage the preservation
of natural features and existing foliage.
D.
Encourage efficiency from shared planned parking and
shared driveways through the use of an internal driveway network connected
to principal arterial streets only at signalized intersections in
order to eliminate uncontrolled access to exterior streets and to
reduce excessive impervious surfaces.
E.
The Executive Campus II District differs from the Executive Campus District and is considered a more appropriate transition between adjoining low- or moderate-density residential land uses for the following reasons: buildings over three stories or 40 feet are not permitted with the exception of hotel use which may be four stories and 55 feet in height unless a conditional use is granted; pursuant to § 205-63.8B; residential uses are permitted and encouraged adjacent to existing single-family land use where practicable, but not greater than 50% of the gross acreage of the district. All roadways in this district shall have a minimum right-of-way of 50 feet.
[Amended 12-12-2017 by Ord. No. 574]
In any Executive Campus II District, the following
regulations shall apply.
A building or buildings may be erected, altered
or used and a lot or a combination of lots may be occupied for the
following purposes or combination of the following purposes and no
other, provided that the requirements of the following sections are
met:
A.
The following are the permitted uses in an Executive Campus II District:
[Amended 10-27-2015 by Ord. No. 566]
(1)
Offices for administration, executive, business, medical, veterinary,
professional, sales, data processing, financial institutions, banks,
research and other uses of the same general character, including insurance
and real estate offices, the normal attributes of which do not involve
the actual bulk warehousing, exchange or delivery of inventory on
the premises. No office shall have more than three stories or be more
than 40 feet in height.
(2)
Storage, office/warehousing, and distribution uses shall have
a maximum of two stories or 30 feet in height and shall abut a shopping
center district only, and all associated buildings or activities are
located a minimum of 100 feet from any residential district or use,
except where such residential use is within the Executive Campus II
District. Self-storage facilities may be allowed by conditional use
limited to the same height restrictions above.
(3)
Municipal or governmental offices; educational or conference
center uses.
(4)
Cafeterias, when allied with and contained within permitted
office uses.
(5)
Barbershops, beauty salons, spas, cleaning and pressing, laundry
pickup stations, travel agencies, concierge services, fitness centers,
ticket centers and such other personal service uses.
(6)
Retail sales, excluding gasoline.
[Amended 12-12-2017 by Ord. No. 574]
(7)
Full-service restaurants, fast-casual restaurants or taverns.
(8)
A hotel, provided that not more than one such hotel facility shall be permitted within any Executive Campus II District. Uses provided in § 205-63.8A(1), (5), (6) and (7) above shall be permitted when located within a hotel and the total area of retail use shall not exceed 10% of the total gross floor area of the hotel. A hotel shall have a maximum of four stories or 55 feet in height.
(9)
Day-care centers.
(10)
Medical, veterinary and surgical facilities.
(11)
For-profit assisted living facility, personal-care facility,
independent residential retirement units or a combination thereof
in a single structure, together with ancillary uses for the residents,
provided that the total number of units, beds or residents for all
uses does not exceed 200; and for the purposes of assisted living
or personal care, two beds per room (unit) shall be permitted.
(12)
Residential uses which may consist of townhouses, twin houses, duplexes and triplexes in accordance with the requirements of § 205-38 (the CR Residential District), except as specifically modified in this district. The area devoted to residential land use shall be subject to the following:
(a)
Gross acreage of the area devoted to residential uses shall
not be less than 10 acres and shall not exceed 50% of the total gross
acreage of the district.
(b)
The maximum density shall be 3.7 dwelling units per gross acre
of the area devoted to residential uses.
(c)
A minimum of two points of ingress/egress shall be provided.
(13)
Parking structures located beneath a nonresidential permitted
use are allowed.
(14)
Accessory uses customarily incidental to any of the above permitted
uses.
(16)
Massage therapist business.
B.
The following uses are permitted by conditional use:
(1)
A Hotel building may increase its height from
four stories or 55 feet in height, to no greater than six stories
or 75 feet in height by conditional use, conditioned upon the additional
setbacks as follows: For each additional one foot in height above
55 feet, there shall be added four feet to the required yard setback
in addition to the minimum setback established where abutting a residential
district or use and front yard setback from any contiguous perimeter
street.
(2)
Office building may increase its height from
three stories or 40 feet in height, to no greater than four stories
or 55 feet in height by conditional use, conditioned upon the additional
setbacks as follows: For each additional one foot in height above
40 feet, there shall be added four feet to the required yard setback
in addition to the minimum setback established where abutting a residential
district or use and front yard setback from any contiguous perimeter
street.
The Executive Campus II District may consist
of one or more tracts under separate ownership. The plan for the development
of any tract within the Executive Campus II District shall include
evidence and facts showing that it has made provision for, and the
development shall in accordance with, the following requirements:
A.
A proposed development shall be constructed in accordance
with an overall preliminary subdivision and land development plan
for the entire development and shall be designed as a unified plan.
If the development, or of any individual projects within the development,
is to be constructed in phases, each phase shall be so planned that
the foregoing requirements and the intent of this chapter shall be
fully compiled with at the completion of any phase.
B.
A subdivision or land development plan which has been
granted final approval is considered a flex plan. The location of
buildings and parking may change without further approval by the governing
body provided that the plan meets all requirements of the Executive
Campus II District. All plan revisions are subject to review by Township
staff prior to recording of the plan. Where the subsequent division
of a tract or part thereof into lots is required to facilitate ownership
or financing, the lots shall be exempt from provisions of the Township
Subdivision and Land Development Ordinance[1] with respect to setback, coverage, area of tract, open
space and fee requirements, provided a development in the Executive
Campus II District provides documentation satisfactory to the Board
of Supervisors and the Township Solicitor assuring the appropriate
covenants are recorded against the affected parcels requiring all
parcels to be operated and maintained in good order and repair, in
a clean and sanitary condition, uniform with the appearance and maintenance
of the Executive Campus II District complex and providing appropriate
covenants for driveways, accessways and easements for shared improvement.
In the event any provisions governing use, setback, coverage, area
of tract, open space or similar requirements in the Executive Campus
II District conflict with provisions in other parts of the East Norriton
Township Zoning Ordinance, these provisions of the Executive Campus
II District shall prevail.
A.
Area of tract. Not less than 10 acres shall be provided
for any area used or developed pursuant to the Executive Campus II
District.
B.
Street frontage of tract. There shall be frontage
on at least one public road. Nonresidential development shall be located
adjacent to, and be accessible by, a signalized fill movement access
to a principal arterial street.
C.
Service. Areas for loading and unloading of delivery
trucks and other vehicles and for the servicing of refuse collection,
recycling containers, and other services shall be provided and shall
be adequate in size and shall be so arranged that they may be used
without blockage or interference with the use of accessways or automobile
parking facilities. These areas shall not be located within the parking
setback envelope established for the nonresidential uses within the
district and shall be screened from view of adjacent residential land
uses.
D.
Vehicular access. Provisions shall be made for safe
and efficient vehicular access to and from public streets and highways
serving the development at signalized locations and widths approved
by the Board of Supervisors without undue congestion to or interference
with normal traffic flows.
(1)
Direct access to public streets and highways
at other than at approved locations shall be prohibited.
(2)
All left turn movements to and from a property
in this district shall be prohibited for any nonresidential uses permitted
in the Executive Campus II District unless located at a fully signalized
intersection and approved by the Board of Supervisors.
(3)
Vehicular access to Jamestown townhouses and
the residential component of the Executive Campus II District may
be permitted, but pedestrian accessways is required to these areas.
E.
Utilities. All buildings within the development shall
be served by East Norriton Township public sanitary sewage and public
water supply. All utility lines servicing the development shall be
placed underground.
F.
Open space. No less than 20% of the total lot area
of the tract within the Executive Campus II District shall be provided
and maintained as nonvehicular pervious open space. In the residential
section of the district up to 5% of the required open space shall
be devoted to impervious walkways or courtyards used for access to
shopping districts and leisure activities such as walking trails or
bicycle trails. In addition, the developer shall be required, where
possible, to preserve or incorporate natural features such as healthy
trees and shrubs, woods, streams and ponds as open space areas which
add to the overall cohesive development of the site and overall community
amenity which shall be included in the landscaping.
G.
Lighting facilities. Lighting facilities provided
shall be arranged in a manner which will protect the highway and neighboring
properties, whether contiguous or not, from unreasonable direct glare
or hazardous interference of any kind. Lighting facilities shall be
required where deemed necessary for the safety and convenience of
the development. Freestanding light fixtures shall not exceed a mounting
height of 20 feet throughout the district.
H.
Buffer. The Executive Campus II District shall have
a permanent landscape buffer area of at least 20 feet in depth and
screened at initial new planting to a height of not less than eight
feet when abutting a residential district property line which is used
solely for residential purposes and 10 feet in depth when abutting
all other district property lines. Existing vegetation shall be utilized
for said buffer area where practical.
I.
Parking lot landscaping. Parking lot landscaping,
which shall consist of not less than one shade tree having a size
at planting of not less than a two-and-one-half-inch caliper and a
minimum height of 12 feet for every 10 surface parking spaces.
J.
Street tree planting. Street trees shall be planted along public streets and highways at regular intervals or informally arranged consistent with Chapter 175, Subdivision and Land Development.
K.
Fencing requirements of § 205-72H(1) shall
apply.
A.
Building coverage. No more than 25% of the gross lot
area shall be occupied by nonresidential buildings or structures.
The total floor area when divided by the gross lot area of the tract
shall not exceed 70%.
B.
Building and structure setback.
(1)
Setback from street. The required minimum setback
from the ultimate right-of-way of 50 feet from each street on which
an Executive Campus II District abuts shall be 40 feet.
(2)
Setback from property lines. There shall be
a minimum setback from any property line which the Executive Campus
II District abuts, which shall not be less than:
C.
Parking.
(1)
For all permitted uses other than residential,
day-care, or assisted-living uses, off-street parking shall be provided
for and located within the development at the rate of not less than
3.5 parking spaces per every 1,000 square feet of floor area, except
in the case of a hotel, which shall require 1.25 parking spaces for
each hotel room or suite, which shall include all ancillary services
of the hotel. In the event that a hotel provides for rooms or suites
only and may include common dining facilities limited to the hotel
overnight guests only, such as a coffee or breakfast shop, then parking
may be permitted at the ratio of one parking space per room or suite.
Parking for day-care centers shall conform to § 205-21.1B(2),
and assisted living facilities shall require not less than one parking
space for every three beds.
(2)
The Township Board of Supervisors may by conditional
use grant the applicant up to 20% of the required parking spaces be
held in reserve and devoted to landscaping at locations which shall
be agreed to by the Board. The reserve area shall be paved, if applicant
so elects, or if directed by the Board of Supervisors. In the event
that the applicant or the then-current owner should fail to construct
the reserve parking when directed by the Township, the applicant or
owner shall be subject to the penalties set forth in this chapter
of the Code for violation of provisions of this chapter and shall
further be liable for the payment of the Township's costs of enforcement,
including but not limited to attorney's fees.
(3)
The Township Board of Supervisors may permit
the reduction of the aggregate amount of required parking spaces upon
determination that greater efficiency is effected by joint use of
a common parking area such as in the case of a shopping center of
two or more contiguous uses, but in no case shall the required number
of off-street parking spaces be reduced more than 25%. The applicant
shall have the burden of providing credible testimony to support the
allowance of shared parking based upon alternating times for peak
demand (such as weekday, day and evening; weekend day and evening;
or nighttime 12:00 midnight to 6:00 a.m.)
(4)
Parking and paved areas shall be placed so as
not to interfere with any service or emergency access area and shall
not be less than:
(a)
Twenty-five feet from any residential district
or use property line.
(b)
Ten feet from any nonresidential district property
line to which the Executive Campus II abuts.
(c)
Fifteen feet from the ultimate right-of-way
line of any contiguous public street.
(d)
Five feet from the ultimate right-of-way line
of any interior public or private street.
(5)
Not less than 5% of the total lot area devoted
to parking facilities shall consist of interior parking lot landscaping.
The area of interior parking for landscaping may be included as nonvehicular
open space. The ends of each row of parking shall contain landscaping
islands not less than the size of a parking space.
D.
Except as otherwise specified herein, the height of
buildings and structures shall not exceed three stories or 40 feet
in height. For the purpose of measuring height in this district, measurements
shall be taken from the lowest point of the first floor elevation.
F.
Distance between buildings. The minimum distance between
buildings shall be at least 50 feet.
Residential uses within the Executive Campus II District shall meet the development requirements applicable to the CR District as set forth in § 205-38 of the Zoning Ordinance, except as modified as follows:
A.
Residential development within the district shall not be located within 800 feet of the ultimate right-of-way of a principal arterial street. Uses permitted in § 205-16 are strictly prohibited with the exception of an attached garage.
B.
The face of each garage door shall be set back 25
feet from the edge of the ultimate right-of-way of a privately owned
street.
C.
The horizontal distance between any two buildings
shall not be less than:
(1)
For any two exterior facing walls, the building
of which is oriented front-to-front, front-to-side, front-to-rear
or rear-to-rear, the minimum distance apart shall be 50 feet.
(2)
For any two exterior facing walls, the building
of which are oriented side-to-side or rear-to-side, the minimum distance
apart shall be 30 feet.
D.
No combination of dwellings shall contain more than
three dwellings attached or connected to one another in any manner.
E.
Setbacks. In addition to the setback requirements set forth in § 205-38H, all residential buildings within the Executive Campus II District shall be set back at least 35 feet from an abutting zoning district.
F.
Buffer. A buffer area is not required along the perimeter
of the residential component, provided a minimum setback from the
rear of the dwelling unit to abutting property lines is 45 feet or
greater.
G.
Open space. The Board of Supervisors may waive the
minimum open space percentage for the residential component if individual
fee-simple lots are created for the attached and/or twin dwelling
units, and the individual dwelling units have a minimum width of 30
feet and a minimum lot area of 2,500 square feet, and further provided
that the final land development and/or subdivision plan preserves
stream corridors, wetlands and floodplains, and provides walking trails
to the satisfaction of the Board of Supervisors, there shall not be
a minimum open space percentage required for such a development. Park
and recreation land or fee in lieu of dedication regulations shall
apply.
H.
Building coverage for the residential component shall
be based upon the gross site area of the parcel being developed, rather
than a percentage of individual fee-simple lots.
I.
Parking. The residential component shall require a
minimum of two parking spaces per dwelling unit excluding the garage.
