[Added 3-1-2021 by Ord. No. O-21-3, approved 3-1-2021]
The purposes of the IT-2 District are:
A.
To provide for and regulate a variety of industrial uses in order
to establish an additional area of transitional industrial uses between
the IT District, the high-impact, petroleum-related structures and
residential neighborhoods.
B.
To incentivize lot assembly and consolidation toward the more efficient
and cost-effective use of land.
C.
To provide effective regulations regarding buffering, screening,
access, landscaping, parking, loading and floodproofing to minimize
adverse impacts on proposed uses as well as adjacent residential neighborhoods.
D.
To enhance pedestrian and vehicular safety through the provision
of features, such as sidewalks, lighting, and the consolidation of
driveways.
E.
To enhance the architectural design of buildings and the aesthetics
of the site.
F.
To assure sound development, and to create a more graceful appearance
along existing streetscapes.
G.
To focus the parking and traffic elements of IT-2 District uses,
in order to more effectively address vehicular circulation.
H.
To assure effective screening, buffering, and landscaping to soften
the appearance of large scale buildings.
I.
To discourage hazardous and noxious uses or activities.
Land, buildings, or premises shall be used by right for one
or more of the following uses:
A.
All uses permitted in the Planned Business Park District.
B.
Manufacturing, fabricating, processing, packaging, assembly, and
repair of materials and products where these operations will not create
adverse impacts on residential neighborhoods.
C.
Warehouse or similar storage facility, including, but not limited
to, e-commerce fulfillment/delivery center.
D.
Distribution facility.
The following uses shall be permitted as conditional uses only, subject to the applicable provisions of Article XVIII, Procedure and Standards for Conditional Uses:
A.
Retail sales at a warehouse facility.
B.
Guardhouse/security building.
Unless stated otherwise, the following shall be minimum requirements:
A.
Tract area: 20 acres.
B.
Tract width: 600 feet.
C.
Setbacks:
(1)
For buildings: 125 feet on front, side, and rear yards, increased
to 150 feet abutting residential districts unless abutting a railroad
right-of-way in which case the setback shall be 120 feet.
(2)
For accessory buildings: 12 feet.
(3)
For accessory aboveground vessels or tank structures: 50 feet
for fire protection, and 100 feet for propane and natural gas.
D.
Distance between principal buildings: 100 feet.
E.
Impervious surface coverage: 75% maximum.
A.
Lighting regulations.
(1)
All spaces between buildings and all parking, loading, and unloading
spaces and service areas shall be adequately illuminated at night.
Such lighting, including sign lighting, shall be provided for security
and arranged to protect the surrounding streets and properties from
direct glare or hazardous interference of any kind in accordance with
commonly accepted standards of the IES - Illumination Engineering
Society.
B.
Flood control regulations.
(1)
All proposed buildings shall have their first floor elevations
at least 18 inches above the highest floodway elevation established
by FEMA, for Marcus Hook Creek.
C.
Parking and loading regulations.
(1)
All parking shall comply with Article XV, except that warehouse and distribution facilities shall have one parking space per 2,000 square feet of gross floor area.
(2)
Parking shall be permitted in a front yard, provided it is set
back at least 50 feet from the street right-of-way line abutting and
adjacent to residential districts, and at least 15 feet from the street
right-of-way line of any other yard. When parking is proposed within
the front yard along the 10th Street frontage, then a pier-fence-hedge
combination shall be installed and maintained near the sidewalk in
the 10th Street front yard portion of a lot, in order to screen the
view of off-street parking. Stone/masonry piers shall be 36 inches
to 42 inches in height, at least 24 inches by 24 inches in dimension,
located on sixteen-foot to twenty-foot centers, and include a flagstone
or masonry cap. The piers shall be connected by black aluminum fencing
of 30 inches to 36 inches in height. The pier-fence-hedge combination
shall be located in a planting bed with low evergreen shrubs planted
on three-foot centers on the streetscape side of the piers and fence.
The Borough Council may approve, at its sole discretion and after
review of sufficient design related documents, alternate design standards
to the pier-fence-hedge combination specified above if the alternate
design provides similar or better results.
(3)
A parking study shall be prepared and submitted to address the
following items to be evaluated by the Borough:
(a)
The required parking for the individual uses as set forth in
the Marcus Hook Borough Zoning Ordinance.
(b)
The parking demand for the uses over the course of the day including
weekends and holidays.
(c)
The proximity of the parking field to the entrances of the various
uses.
(d)
A circulation plan for the safe and efficient distribution of
vehicles through the site, including delivery and special service
vehicles, and the loading and unloading or products.
(e)
A pedestrian plan showing a safe network of sidewalks, pathways,
and crosswalks for visitors to the site in the context of parking
lots.
(f)
A determination of the minimum number of parking spaces that
would be required for the safe and efficient operation of proposed
facilities.
(g)
The parking study shall be prepared by a professional engineer
licensed in Pennsylvania, and shall include statistics from the publication
titled "Parking Generation" of the ITE-Institute for Transportation
Engineers, most recent edition.
(4)
Loading berths shall be permitted in the front yard of a building. However, when a loading berth is along the 10th Street frontage, then a pier-fence-hedge combination per § 196-81.6C(2) shall be installed and maintained near the sidewalk in the 10th Street front yard portion of a lot, in order to screen the view of the loading berths.
D.
Traffic regulations. For all uses permitted in the Industrial Transition
- 2 District, the following traffic regulations shall apply.
(1)
The applicant shall prepare and submit a traffic study to include
the following items to be evaluated by the Borough:
(a)
Ingress and egress to and from the site with a study of turning
movements of different sized vehicles.
(b)
Should a traffic signalized intersection be warranted, the applicant
shall cover the cost of securing the appropriate Pennsylvania Department
of Transportation permit and pay for the installation as part of the
overall project development.
(c)
The parking study shall be prepared by a professional engineer
licensed in Pennsylvania.
(2)
The Pennsylvania Department of Transportation shall be solely
responsible for determining if traffic signals are warranted, in cooperation
with the Borough.
E.
Architectural design regulations. These regulations are intended
to ensure that the size, proportions, and design of new or substantially
improved buildings create a pedestrian-friendly environment. The visual
mass of all buildings shall be de-emphasized through the use of architectural
elements, including buildings form, architectural features, materials
and colors, in order to reduce their bulk and volume, to enhance their
visual quality, and to contribute to human scale development.
(1)
Buildings shall provide articulation of the exterior of any
wall surface in order to provide architectural interest and variety
to the massing of a building and to relieve the effect of a single,
long monotonous building wall and roof. Blank facades facing a street
or adjacent to residential zoning districts, without windows or architectural
elements to create interest, shall be prohibited.
(2)
Exterior walls of buildings shall contain architectural features,
materials and colors that are consistent throughout the building and
facade. The street-facing building walls along the front yard of a
lot shall have windows or panels that emulate windows. Those portions
of the walls without windows shall consist of architectural elements
that help to add diversity to the appearance of the building wall.
These elements shall consist of: lighting, projections or recesses,
decorative brick or tile, piers or pilasters or other articulation.
The design shall provide for architectural details that provide visual
interest to the building facades that face streets.
(3)
Principal buildings shall have a vertical bay structure, whereby
pilasters, painted facades in lieu of pilasters, or panels shall be
installed and maintained, at a minimum of sixty-foot intervals, in
order to reduce the horizontality of large warehouse-type buildings
and to emulate the proportion of traditional nonresidential buildings
in Marcus Hook Borough.
(4)
Variations in building and rooflines shall be achieved with
parapet walls, crenelation, or other like-type roofline variations.
(5)
No building shall be white in color. Siding materials shall
be tan, beige, sand, light grey, light brown, or like-type color,
so as not to reflect light and cause glare.
(6)
Rooftop HVAC units shall be screened where buildings with rooftop
HVAC units abut residential districts. Such screening shall be achieved
with fencing, parapet walls, and the like.
(7)
Architectural elevations shall be submitted with all applications
for approval of any proposed use(s) and building(s). The elevations
shall demonstrate compliance with the above regulations.
(a)
The Borough Council may approve, at its sole discretion and after review of sufficient design related documents, variations, and/or alternate design standards from the architectural standards contained in this § 196-81.6E and in § 196-81.6C(2) and (4) when the variations provide similar or better results in consideration of existing site conditions, or innovations in technology.
F.
Site design regulations.
(1)
Overall site coordination. The site shall be designed as a unified
development, with a coordinated site design that shall include such
features as sidewalks (along one side of a street), crosswalks, landscaping,
signage, wayfinding, lighting, site amenities, paving, and other integrated
elements.
(2)
Location of parking. The site shall be designed to minimize
the view of parking lots from abutting streets and residential neighborhoods.
(3)
Pedestrian circulation. Safe pedestrian access shall be provided
from sidewalks to the building entrance and exits.
(4)
Accessibility. An accessible route shall be provided for persons
with disabilities in accordance with applicable federal, state, and
local requirements.
(5)
Safe access shall be provided for pedestrians arriving on foot
to the principal building facing 10th Street and shall be well articulated
and visible from 10th Street.
(6)
In addition to the pier-fence-hedge combination per § 196-81.6C(2), a planting area within a space of not less than 50 feet in depth shall be provided along each property line or right-of-way that is opposite or adjacent to a residential zoning district unless abutting a railroad right-of-way, in which case the planting area shall be not less than 25 feet in depth. Such plantings area shall have berms and evergreen plantings to screen the proposed buildings. Where topography does not allow incorporation of a berm (generally in areas of less than 25 feet in width from property line/right-of-way line to curbline), an alternative planting scheme shall be incorporated to achieve the required buffering.
(7)
In addition to the required landscaping described in § 196-81.6F(6) above, berms and evergreen plantings shall be installed and maintained within side yards of a lot, in order to screen proposed buildings.
(8)
A land development plan, landscape plan, and lighting plan shall
be submitted with all applications for approval of any proposed use(s)
and building(s). The plans shall demonstrate compliance with the above
regulations.
