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Township of Tredyffrin, PA
Chester County
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Table of Contents
Table of Contents
[Added 12-2-2013 by Ord. No. HR-399[1]]
[1]
Editor's Note: This ordinance also repealed former Art. XII, OA Office-Apartment Districts, as amended.
A. 
O Office District. The O Office District is intended to accommodate development of large office complexes. This district sets aside large parcels of land where architecturally coordinated office structures can be built in a campus-like atmosphere. Typical office uses include corporate headquarters, research and development facilities, and office parks. To provide additional services to both employees and visitors to the campus, a limited amount of commercial uses, such as retail establishments and restaurants, are also allowed.
B. 
LI Limited Industrial District. The LI Limited Industrial District is intended to accommodate select non-nuisance research and industrial uses, which require significant lot area and proper buffering when located adjacent to residential neighborhoods. The LI District encourages only those research and industrial uses that would not constitute a hazard or a nuisance to the adjacent development. To provide additional services to both employees and visitors to the campus, a limited amount of commercial uses, such as retail establishments and restaurants, are also allowed.
C. 
PIP Planned Industrial Park District. The PIP Planned Industrial Park District is intended to accommodate select modern, non-nuisance uses, such as light industrial, warehouse, distribution, administration, office and research establishments. The district is particularly suited for development of large corporate campus facilities and industrial parks. To provide additional services to both employees and visitors to the campus, a limited amount of commercial uses, such as retail establishments and restaurants, are also allowed.
[Amended 7-13-2015 by Ord. No. HR-410]
Only those uses listed in Table 40.1: Office and Industrial District Uses as permitted, special exception, or conditional uses are allowed within the office and industrial districts. A "P" indicates that a use is permitted within that zoning district. An "SE" indicates that a use is a special exception use in that zoning district and must obtain a special exception approval. A "C" indicates that a use is a conditional use in that zoning district and must obtain a conditional use approval. No letter (i.e., a blank space) or the absence of the use from the table indicates that use is not allowed within that zoning district. When a P, C, or SE is annotated with a "*", such use is only allowed when accessory to an office or industrial park principal use of the site, and is integrated into the larger development.
Table 40.1: Office and Industrial District Uses
Use
O
LI
PIP
Bank or other financial institution
SE
SE*
SE*
Business or private school
P
Cell tower
SE
SE
Commercial greenhouse or nursery
P
Compounding or packaging of pharmaceuticals – no manufacturing
SE
Corporate conference/training center for employees and/or customers
P
P
P
Day care
P*
P*
P*
Governmental or public utility use
SE
SE
SE
Health club
P
P
P
Hotel
SE
SE
SE
Mail order distribution establishment
SE
P
Manufacture and assembly of small electrical equipment, appliances and parts
P
P
Manufacture of boxes, containers, bags, novelties and other packaging products from previously prepared materials
P
P
Manufacture of novelties, jewelry, watches, clocks, optical goods, professional and scientific instruments
P
P
Manufacture, compounding, processing, packaging or treatment of food products
P
P
Manufacturer's representative or catalog ordering establishment
SE
P
P
Medical/dental office
P
P
Office
P
P
P
Outdoor seating
P
P
P
Park
P
P
P
Parking lot (principal use of lot)
SE
SE
SE
Parking structure (principal use of lot)
P
P
P
Personal service establishment
P*
P*
P*
Printing, publishing, lithographing, binding
P
P
P
Quarrying operations
SE
Radio or television station/studio, motion picture studio
P
P
Retail store
P*
P*
P*
Research facility
P
P
P
Residential care facilities for older persons as defined in § 208-45A(1) through (5).
p
Restaurant
P*
P*
P*
Warehouse
SE
P
P
Wholesale establishment
SE
P
[Amended 3-17-2014 by Ord. No. HR-404; 7-13-2015 by Ord. No. HR-410]
Table 41.1: Office and Industrial District Dimensional Standards establishes the dimensional standards for the office and industrial districts.
Table 41.1: Office and Industrial District Dimensional Standards
Regulations
O
LI
PIP1
Minimum area
5 acre lot
10 acre lot
40 acre tract
Minimum lot width
200 feet
200 feet
Not applicable
Minimum street yard
65 feet
65 feet
150 feet
Minimum yard abutting residential
10% of lot depth, with a minimum of 20 feet and no more than 50 feet required
50 feet
50 feet
Minimum yard abutting nonresidential or railroad right-of-way
20 feet
30 feet
30 feet
Minimum separation between structures
60 feet
60 feet
60 feet2
Maximum building coverage
30%
40%
30%3
Maximum impervious coverage
45%
50%
50%4
Maximum building height
60 feet
60 feet, unless within 200 feet of a residential district, then 42 feet
70 feet
1Standards for the PIP District apply only to exterior streets, yards and development of the tract as a whole. Individual buildings, units or parcels may be subdivided from the Tract provided the tract remains compliant with the PIP District standards set forth in Table 41.1.
2For residential care facilities for older persons: Minimum separation between structures may be reduced to 30 feet where the end(s) or corner(s) of a structure abuts the primary elevation, end or corner of another structure. No structures shall have a primary elevation directly facing another structure's primary elevation without a separation distance of at least 60 feet.
3Maximum building coverage in the PIP District shall be calculated on the basis of net tract area.
4Maximum impervious coverage in the PIP District shall be calculated on the basis of net tract area.
Development within the office and industrial districts is subject to the design standards of § 181-50.
Development within the office and industrial districts is subject to the site development requirements of this chapter and the Subdivision and Land Development Ordinance,[1] including but not limited to:
A. 
The parking requirements of § 208-103.
B. 
The landscape requirements of § 181-52.
C. 
The sign regulations of § 208-127.
[1]
Editor's Note: See Ch. 181, Subdivision and Land Development.
[Added 7-13-2015 by Ord. No. HR-410]
Density for residential care facilities for older persons in the PIP District shall be calculated based on the requirements of § 208-46E, except that density shall be calculated on a net tract area basis instead of a lot area basis.