Doug Heller, Commissioner, Springfield, PA

Township Code §114-139.1 Conversion of School Buildings in Residential Districts

Added 10/14/1981 by Ord. No. 706

It is hereby declared to be the intent of this section to permit, as a conditional use, the conversion of existing school buildings in the Township to office use when the Board of Commissioners determines, through the application of the criteria and standards set forth below, that such use will not have an adverse effect upon the character of surrounding residential development or the health, safety and welfare of Springfield Township, in general.

Definition of "school building." For purposes of the application of this section, a "school building" shall mean any existing building last lawfully used for public, parochial or private elementary or secondary educational purposes, excluding, however, buildings used for nursery schools and day-care centers or other similar activity.
Conditional office use. The Board of Commissioners, after having received recommendations by the Planning Commission, may permit, as a conditional use, the conversion of a school building and a designated lot for use as business and professional offices in any residential district, upon a determination that such use will be consistent with the criteria hereinafter set forth. Such use may be permitted subject to compliance with standards, requirements and conditions which are consistent with the following criteria and development standards.
General criteria.
1. Restricted use. When permitted as a conditional use pursuant to this section, a school building may be converted for use as business and professional offices only, and for no other use. No manufacturing, storage, warehousing or public display or sales of goods or merchandise (either at wholesale or retail) other than by mail or telephone may be conducted within the school building or upon the lot on which the school building is located.
2. Character of the surrounding area. The effect of the proposed conversion on surrounding properties shall be considered. The proposed conversion shall be such as will neither have an adverse effect on the neighborhood by reason of noise, glare or other noxious elements injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted in the Zoning District nor substantially diminish or impair property values within the neighborhood.
3. Public facilities and services. The proposed use shall be such as will not create a substantial increase in demand for Township facilities and services, including but not limited to sewage disposal, trash disposal, storm drainage, public transportation and fire and police protection.
4. Traffic. The existing road system must be able to accommodate, in a safe and efficient manner, the peak traffic to be generated by the proposed use. The traffic to be so generated shall not be such as to create significant increases in volumes of traffic in surrounding residential areas. In order to evaluate this factor, the Board of Commissioners may require the applicant to provide a traffic impact statement in accordance with the following standards:
  1. A traffic impact study shall present sufficient information to enable the Township to assess the effect of the proposed use on the roads within the Township. The study must demonstrate that the proposed use will not adversely affect surrounding areas or traffic circulation generally in the Township or else identify any traffic problems that might be caused or aggravated by the proposed use and delineate solutions to those problems. Based upon the findings of the study, the Board of Commissioners may require other improvements, both on-site and off-site, which would alleviate hazardous or congested situations attributable in substantial part to the proposed use, as a condition of approval.
  2. The traffic impact study shall be prepared for a study area extending a minimum of 1/2 mile on all abutting roads from the boundaries of the subject site. This area may be modified at the discretion of the Board of Commissioners.
  3. The traffic impact study shall be prepared by a qualified traffic engineer who possesses the credentials outlined for a Municipal Traffic Engineer defined in the Pennsylvania Code, Chapter 612, entitled "Municipal Traffic Engineering Certification."
Development standards. Each conversion and use which is permitted pursuant to this section shall be designed, constructed and conducted in such a manner as to comply with the following standards and conditions:
1. Buffer area. There shall be a screen buffer at least 10 feet in depth along all property lines which shall be planted in accordance with a plan approved by the Township Planning Commission.
2. Access. A planned system of efficient ingress, egress and internal circulation of traffic which shall minimize any interference with nearby traffic flow shall be required. Loading and unloading areas shall be provided where deemed necessary and shall be located to the rear of the proposed use and effectively screened from abutting residential districts. Such areas shall be so arranged that they may be used without blockage or interference with the use of accessways or automobile parking areas.
3. Lighting. Lighting shall be arranged in a manner which will protect adjacent highways and neighboring properties from unreasonable direct glare or hazardous interference of any kind.
4. Solid waste disposal. A plan for weekly disposal of solid waste material shall be required. All solid waste material shall be stored in covered containers. No solid waste shall be stored within 15 feet of any property line. Refuse collection areas shall be shielded from the direct view of any adjacent property by walls which measure a minimum of six feet in height.
5. Parking. Off-street parking facilities shall be provided and maintained in accordance with the following requirements:
  1. Parking spaces shall be provided according to the requirements set forth in § 114-134 of the Code.
  2. Parking areas shall be buffered from all buildings by a minimum of 10 feet of landscaped open space.
6. Signs. One nonilluminated sign containing not in excess of 32 square feet of area in the aggregate, no part of which shall be more than eight feet in height, shall be permitted.
7. Maintenance of open space. Open space shall be preserved as such whenever possible, and appropriate measures to ensure proper maintenance shall be taken.
8. Hours of operation. Hours of office operation shall be restricted so as to not interfere with surrounding residential areas.
9. District requirements. All dimensional and other requirements for the zoning district in which the school building is located shall apply, except as specifically provided to the contrary in this section.
10. Exterior dimensions. No change in the exterior dimensions of a school building shall be permitted except for minor changes related to the construction of such bays, porches, vestibules and similar architectural features which shall not, in the aggregate, change any dimension by more than 5%.
Additional conditions; waiver. The Board of Commissioners may, at its discretion, attach additional conditions to the approval of a conditional use application for the conversion of a school building to office use, provided that such conditions are reasonably related to the criteria and development standards established herein. If the applicant can demonstrate to the reasonable satisfaction of the Board of Commissioners that the strict application of any of the above development standards is unnecessary to meet the intent and general criteria of this section, the Board of Commissioners may waive or modify the applicability of such standards to the particular conversion project. Any request for such modification or waiver, together with a summary of the basis for such request, shall be submitted to the Board of Commissioners in writing.
Procedure for consideration of a conditional use application. An application for the conversion of a school building to office use as a conditional use pursuant to this section shall be applied for and considered by the Board of Commissioners according to the following procedures:
1. Application. An application shall be submitted in writing to the Township and shall include the following:
  1. A plot plan of the lot showing the location of all present and proposed buildings, drives, parking lots and other construction features on the lot and all buildings, streets, alleys, easements, rights-of-way, highways, streams and other topographical features of the lot and within 200 feet of any lot line.
  2. Architectural renderings or sketches of the school building showing any proposed modifications.
  3. A description of the proposed office operation in sufficient detail to permit the evaluation of the compliance or noncompliance of these operations with the criteria and standards of this section.
  4. Engineering and architectural plans for the handling of any excess traffic congestion, noise, glare or safety hazard.
  5. Engineering and architectural plans for the treatment and disposal of sewage.
  6. Any other pertinent data that the Planning Commission or the Board of Commissioners may require.
2. Distribution of plans. The Board of Commissioners shall submit copies of the plan to the Township Planning Commission, the Township Engineer, the Zoning Officer, the Montgomery County Planning Commission and other public agencies for advice and comment as part of the Board's review.
3. Hearing. The Board of Commissioners shall hold a public hearing on each application, pursuant to public notice, within 60 days after the meeting at which the proposal is first presented.
4. Communication of determination. The Board of Commissioners shall, by written communication mailed to the applicant within a reasonable time following the conclusion of the public hearing provided for in this section, either grant approval of the conditional use application as submitted, grant approval of such use subject to specified additional conditions not inconsistent with the criteria and standards set forth in this section as the Township Commissioners shall specify or deny approval of the application.
Ratification of zoning code. This chapter shall be construed to amend the Zoning Code to permit the conversion of school buildings under the limited circumstances set forth above only. In all other respects, Chapter 114, Zoning, is hereby ratified and reaffirmed.

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