[Amended 10-5-2022 by Ord. No. 2022-03]
It is the intent of this article to permit office
development for the administrative, executive and/or professional
purposes of individual companies and/or corporations which desire
a campus or institutional-style setting, and to permit uses generally
focused on the research and development industry. It is further the
intent to encourage only that development which is compatible with
the village character of Harleysville and which doesn't detract from
any nearby areas of existing or future residential development.
A building or group of buildings may be erected
and/or used, and a lot area may be used and/or occupied, for the following
purposes and no others:
A. Office buildings for administrative, executive and/or
professional purposes.
B. Accessory uses customarily incidental to the above
use.
C. Class One, Class Two and Class Three institutional uses, in accordance with the standards of Article
XIVA of this chapter.
[Added 8-21-1997 by Ord. No. 97-5]
D. Municipal buildings, offices and uses.
[Added 8-21-1997 by Ord. No. 97-5]
E. Fire companies and other rescue services.
[Added 8-21-1997 by Ord. No. 97-5]
F. Life
sciences.
[Added 10-5-2022 by Ord. No. 2022-03]
G. Technology
and engineering.
[Added 10-5-2022 by Ord. No. 2022-03]
H. Assembly
and light manufacturing.
[Added 10-5-2022 by Ord. No. 2022-03]
I. Microbrewery.
[Added 10-5-2022 by Ord. No. 2022-03]
All development within this district shall conform
to the following requirements:
A. Development shall be in accordance with an overall
plan for the site, consistent with zoning requirements and the generally
accepted principles of site planning, designed to integrate buildings,
service and parking areas, traffic circulation and landscaped areas.
B. A planned, efficient system of ingress, egress and
interior circulation shall be provided and shall be designed to minimize
interference with existing street traffic patterns and flow.
C. Adequate areas shall be provided for loading and unloading
of delivery trucks and other vehicles and servicing of offices by
refuse collection, fuel, fire and other service vehicles. Service
areas shall be screened from view by decorative walls and/or evergreen
tree screening.
D. Lighting shall be provided and arranged in a manner
which will protect adjacent streets and properties from unreasonable
direct glare.
E. All utility lines shall be placed underground.
F. Public water and sewers shall be utilized if available.
If not available, an adequate water supply and sewage disposal system
may be used, subject to approval by appropriate regulating agencies
and the Board of Supervisors, upon recommendation of the Township
Engineer.
G. A maximum of 30% of the total building floor area on any one parcel
may consist of assembly and light manufacturing and microbrewery uses,
combined.
[Added 10-5-2022 by Ord.
No. 2022-03]
H. Warehouse and distribution shall be permitted as an accessory use
only, and shall be subject to the following standards:
[Added 10-5-2022 by Ord.
No. 2022-03]
(1)
Shall only be permitted as an accessory use to the following
primary uses: life sciences, technology and engineering, assembly
and light manufacturing, and microbrewery uses.
(2)
Shall comprise of no more than 30% of the total square footage
of the primary use.
I. Outside storage or display areas are prohibited.
[Added 10-5-2022 by Ord.
No. 2022-03]
J. The following uses shall have primary vehicular access on a principal
arterial road:
[Added 10-5-2022 by Ord.
No. 2022-03]
(2)
Technology and engineering.
(3)
Assembly and light manufacturing.
K. A maximum of 30% of the total building floor area devoted to the
microbrewery use may consist of accessory uses such as a tap room
with food service, tasting room, and retail sales.
[Added 10-5-2022 by Ord.
No. 2022-03]
Suitably designed parking areas shall be provided
in compliance with the following:
A. The number of parking spaces required shall be one
space per 275 square feet of gross floor area.
B. If the number of spaces required by Subsection
A above is substantially larger than the number anticipated by the applicant, the reserve parking concept may be utilized to avoid unnecessary paving, in accordance with the following criteria:
(1)
The total number of spaces which must be paved
initially may be reduced by the Township Supervisors, upon recommendation
of the Township Planning Commission and Engineer, to not less than
one space per anticipated 1.5 employees during the most heavily staffed
periods.
(2)
A suitable area must be available and reserved for construction of the balance of the total number of spaces required by Subsection
A above, in accordance with the overall plan for development.
(3)
Reserved parking spaces shall be installed if
and when deemed necessary by the Board of Supervisors, upon recommendation
of the Township Planning Commission and Engineer, to relieve overcrowded
conditions, if they develop.
(4)
The applicant shall provide evidence supporting
the validity of a request to use the reserve parking concept.
C. Parking lot design shall comply with the requirements of the applicable standards of Ch.
142, Subdivision and Land Development.
All proposals for development, including landscaping, within this district shall be submitted to the Township for review and shall comply with the applicable requirements of Ch.
142, Subdivision and Land Development.