[Amended 5-8-1989 by Ord. No. 441]
The OC Office Campus District is designed to promote office campus use for relatively large tracts of land along Baltimore Pike/U.S. Route 1 as an overlay to the SU-1 District or as a freestanding district where designated on the Zoning Map. The district is designed to provide regulations and controls relative to size, frontage and form of development.
A building may be erected, altered or used and land may be used, subject to the provisions in Articles XXIX and XXX, for any of the following purposes and no other:
A. 
Permitted principal uses:
(1) 
General and professional offices.
(2) 
Communications antennas mounted on an existing public utility transmission tower, building or other structure and communications equipment buildings, subject to the regulations set forth in § 275-216 of Article XXXIV.
[Added 9-14-1998 by Ord. No. 588]
B. 
Accessory uses to permitted principal uses:
(1) 
Accessory uses on the same lot and customarily incidental to the principal uses permitted in Subsection A above and as governed by the general provisions in Article XXXIII.
(2) 
Parking in accordance with Article XXXI.
(3) 
Signs in accordance with Article XXXII.
C. 
Conditional uses.
(1) 
Communications towers, subject to the standards for communications towers as conditional uses set forth at § 275-216.1, and communications equipment buildings.
[Added 9-14-1998 by Ord. No. 588]
The maximum height of buildings and other structures erected, enlarged or used shall be 45 feet or three stories, without a mezzanine, except as provided in the special provisions of this chapter, which provide for exceptions to height regulations for certain structures. (See Article XXXIV.)
A. 
Minimum tract area. In order to qualify for campus development, a tract of land shall contain a minimum of 7 1/2 acres.
B. 
Minimum tract frontage. In order to qualify for campus development, a tract of land shall have a minimum of 500 feet of frontage along U.S. Route 1 (Baltimore Pike).
C. 
Lot area coverage.
(1) 
Each building in an office campus development shall be constructed on a parcel of land which shall have a minimum area of 2 1/2 acres.
(2) 
In determining the size of a tract, the square footage of all easements and rights-of-way encumbering the land shall be subtracted from the gross square footage.
(3) 
No more than 10% of total lot area of any 2 1/2 acre lot shall be occupied by the buildings.
(4) 
No more than 60% of the total area of the tract to be developed for office campus use shall be occupied by building(s), parking, driveways, sidewalks and other impervious surfaces.
D. 
Building setback. No building shall be situated closer than 100 feet from any property line or any street and 35 feet from any internal street in the tract to be developed.
[Amended 5-8-1989 by Ord. No. 441]
A. 
Buffer area. The following buffer areas shall be required in accordance with Article XXXIV:
(1) 
A buffer area along each public street of not less than 50 feet from the edge of the right-of-way and a buffer area along each internal street of not less than 15 feet from the right-of-way which shall be free of all improvements with the exception of a single freestanding sign as permitted below.
(2) 
A buffer dividing each parking area from other parking areas of a minimum of 15 feet in width, landscaped, except for points of ingress and egress from one parking area to another parking area.
(3) 
A buffer area along each property line abutting a residentially zoned district of not less than 100 feet, which shall be landscaped and which shall contain a planted visual barrier in accordance with the provisions in Article XXXIV.
(4) 
A buffer area along each property line abutting a zoning district other than a residentially zoned district of a minimum of 50 feet, which shall be landscaped and which shall contain a planted visual barrier in accordance with the provisions in Article XXXIV.
(5) 
A buffer of 200 feet from the right-of-way line of U.S. Route 1.
B. 
Access. There shall be no more than one single point of ingress and egress for each 500 feet of frontage.
C. 
Streets. All streets shall conform in all respects to Township standards and shall be held in private ownership and shall be not less than 25 feet in paved width with a right-of-way line of five feet on either side of the paved cartway.
D. 
Walkways. Each building shall have a minimum four-foot walkway around its entire perimeter; and on at least one side of such walkway, there shall be a six-foot planted area.
E. 
Parking.
(1) 
One space for vehicle parking shall be provided for each 350 square of gross floor area of the building.
(2) 
Driveways and vehicle maneuvering areas shall be not less than 25 feet in width.
(3) 
Each building within an office campus development shall have its own parking area separate and apart from the parking areas serving other buildings in the office campus development.
(4) 
There shall be a planted area equal in dimension to at least one parking space in each row of parking in intervals of 15 parking spaces or the equivalent area grouped together at the end of each row. Planted areas equal in dimension to one parking space shall contain at least one shade tree of three inches to 3 1/2 inches in caliper, and shrubs and ground cover acceptable to Township Council. Planted areas which are grouped together shall contain the amount of shade trees, shrubs and ground cover as would be equal to the sum of individual planted areas.
F. 
Lighting. All parking areas shall be adequately lighted with lighting of such quality and type with such shielding as will not present direct glare, major lighting shall be extinguished at midnight except that lighting necessary for pedestrian safety.
G. 
Signs. Signs advertising and identifying businesses and permitted uses in Office Campus Districts.
(1) 
Each office campus development shall be permitted the following types of signs:
(a) 
One sign at the entrance of the development designating the name and address of the development, provided that the sign not exceed 50 square feet in size. Such sign shall be not more than six feet above grade unless allowed by Township Council for specified safety reasons.
(b) 
One sign attached to the wall of the building in the vicinity of the entrance setting forth the name of the building and listing of tenants therein. Said sign shall not exceed 25 square feet.
(c) 
One freestanding sign in the vicinity of the building, to identify only the building, not to exceed six square feet.
(2) 
All signs permitted under Subsection B(1) above are also subject to the following restrictions:
(a) 
No sign shall contain anything except numbers, words or letters of the alphabet.
(b) 
No sign shall be illuminated except by lighting, concealed or indirect, attached to the sign itself.
H. 
Distance between buildings. There shall be a distance between buildings of a minimum of 75 feet.
I. 
Architectural design.
(1) 
Where plans for an office campus development provide for two or more buildings, such buildings shall be of compatible architectural design, one to the other.
(2) 
All mechanical equipment and trash, garbage, rubbish and debris disposal facilities not enclosed in a structure shall be fully and completely screened from view in a manner compatible with the architectural and landscaping style of the remainder of the tract.
(3) 
All utilities shall be placed underground.
J. 
Ownership and development.
(1) 
A tract of land developed as an office campus development shall be in one ownership or be the subject of a single application filed jointly by the owners of the entire tract.
(2) 
The entire tract of 7 1/2 acres or more shall be developed as a single project under a single development plan with a single application.
K. 
Plan review requirements. Where a tract of land to be developed as an office campus development does not involve subdivision of land development, Article XXXIV, concerning special procedural and application requirements, shall apply.