check off list for zoning hearing board appeal - Bensalem Township

BENSALEM TOWNSHIP
Building and Planning Department
2400 Byberry Road ▪ Bensalem PA 19020
215-633-3644 ▪ FAX 215-633-3653
Zoning Hearing Board
Exhibit Z-4
Appeal Number:
Township of Bensalem, Bucks County, Pennsylvania
Notice of Appeal
Appeal is hereby made by the undersigned from the action of the Zoning Officer.
Check applicable item(s):
Certification of Non-Conforming Use
Application for Validity Challenge
Administrative Officer in refusing my application for a building permit dated:
Special Exception
Variance from the terms of the Zoning Ordinance of the Township of Bensalem
Appellant Name:
Address:
Imageone Industries, Inc.
677 Dunksferry Road
Bensalem, PA 19020
Phone No. 215-826-0880 ext 119

Check items if applicable:
Use
Height
Existing Building
Lot Area
Yards
Proposed Building
Occupancy
Other: (describe)
Owner’s Name:
Address:
James G. Mikula
677 Dunksferry Road
Bensalem, PA 19020
Phone No. 215-826-0880 ext 101
Attorney Name:
NA
Address:
Phone No.
Interest of appellant, if not owners (agent, lessee, etc.):
NA

2. Brief description of Real Estate affected:
Tax Parcel Number: 2-75-74
Location:
Lot Size:
Present Use:
Proposed Use:
Present Zoning Classification:
Present Improvement upon Land:
677 Dunksferry Road, Bensalem, PA
3.83 Acres
Generial Industrial
General Industrial
GI
50,187 sq ft Building with parking front and rear
Deed recorded at Doylestown in Deed Book 6573 Page 942
3. If this is an appeal to challenge, provide statement and/or basis for challenge to the validity of the
zoning ordinance.
NA
4. If this is an Appeal from action of the Zoning Administrative Officer then complete the following:
Date Determination was made:
Your statement of alleged error of Zoning Administrative Office:
NA
NA

5. Specific reference to section of the Zoning Ordinance upon which application for special exception or
variance is based (if special or variance is desired):
NA
6. Action desired by appellant or applicant (statement of relief sought or special exception or variance
desired):
We are proposing a 4000 sq ft addition to the existing Building which will be used to house raw materials
(Aluminum Extrusions, Hardware, and electrical components. Additionally, we are proposing to enclose
the existing property with a fence that is the same type and construction as that used by our surrounding
neighbors, along with expanded parking in the front of the building
We are requesting relief from Section 232-543(2) where the proposed building coverage of 39.6 %
exceeds the allowable 25%. The existing building, prior to our purchase, already occupies 36.72% of the
property. We are asking for relief of only an additional 3% which will expand our ability to do business by
freeing up valuable manufacturing space thus allowing for increased growth and an expanded
compliment of employees
We are requesting relief from Section 232-543(2) where the proposed impervious coverage of 80.7%
exceeds the allowable 65%. The proposed 4000 square ft addition will occupy an area that is already
composed of impervious coverage, thereby rendering that the proposed addition be excluded from this
clause. We are asking relief for the addition of parking in the amount of approx 6500 +/- sq ft which will
have minimal impact on the impervious coverage.
7. Reasons appellant believes board should approve desired action (refer to section or sections of
ordinance under which it is felt that desired action may be allowed, and not whether hardship is (or is
not) claimed, and the specific hardship.
Please see attached Answers for Question #7
8. Has previous appeal or application for special exception or variance been filed in connection with these
premises
YES NO
Specifications of errors must state separately the appellant's objections to the action of the zoning
administrative office with respect to each question of law and fact which is sought to be reviewed.
I, hereby depose and say that all of the above statements and the statements contained in any papers
or plans submitted herewith, are true to the best of my knowledge and belief.

Question # 7 Thursday, March 10, 2011
Reasons that Imageone believes board should approve the desired improvements
“The proposed building coverage of 39.6 % exceeds the allowable 25%
[Section 232-543(2)] “
The proposed impervious coverage of 80.7% exceeds the allowable 65%
[Section 232-543(2)]
1. While the statements of the Zoning Officer are essentially true, the existing improvements on the
property as it stands, before any further development, account for 36.72% coverage The amount
of relief sought is diminimus when compared to the existing building and lot size. We are asking
to improve the property by adding 4000 sq ft, or 3% to the existing plot plan, on ground that is
already impervious.
2. Additionally, the impervious coverage is already approx 75%+/- as the property currently stands.
We are asking to improve the property by adding additional parking for improved ingress and
egress to the premisis for additional office personnel and Customer use.This accounts for an
additional 5 +/- % in the impervious ground coverage.
3. We have had the property surveyed for Storm Water run-off and the existing storm water drain is
sufficient to carry the additional run-off created by the addition of the parking lot spaces.
4. The addition of the building, which will be used for secure storage of incoming and “in process”
raw materials is essential for the continued growth of the Company. The products stored are high
commodity materials such as Aluminum Extrusions, Copper, , LED Lighting and related items,
all of which are high cost per pound, high cost per square foot, or hige cost each, and must be
held in a secure, weather, and temperature protected area.
5. We are additionally asking to improve our front parking lot which will give greater access to the
building for Customers, Potential Customers, and Office stasff
Imageone currently has its offices, manufacturing, and warehousing, located in an approx 20,000 square
foot building on Phyllis Drive in Croydon, PA, with finished goods storage in a separate building also on
Phyllis Drive.. We started in Business in 2007 with a handfull of employees and a dream. Sales in 2007
were a modest, but successful 1.8 Million Dollars. Since then, Imageone has grown exponentially with
Sales in 2008 of 9+ Million, 2009 – 12 Million, and 2010 – 15 Million. Projections for 2011 are in the 17
to 20 million range and 2012, thanks to our expanded capacity, greater than 25 million.

Naturally, we have severly outgrown our meager beginnings. Our employee compliment currently stands
at 63 office, manufacturing, and warehousing employees. In our current facilities, we have max’d out our
ability to increase our employee base, thus hindering future expansion.
Our choice of moving our facilities to Bensalem was deliberate because we feel that this location will
meet our growth needs into the future. We have already tendered offers of employment to two new office
personnel and will be hiring at least 5 to 8 manufacturing and warehouse personnel immediately after we
complete the move to our new facilities.
The minor improvements that we are requesting will enable us to properly house, in a secure location, all
incoming raw materials without having to allocate valuable floor space that will otherwise be used in the,
manufacturing, assembly, and warehousing of our finished goods. Additionally, the increased parking
area will greatly enhance access to our facilities for Customers, Potential Customers, and Office
personnel.
We believe that in granting this relief, the Board will be aiding us in solidifying our growth potential and
allowing Imageone to become a true neighbor and partner in the continued growth of Bensalem
Township.
Thank you very much for your time and consideration on these issues.