The purpose of this district is to:
A.
Provide
sufficient space, in appropriate locations, to meet current and anticipated
future regional needs for light industries, offices and related types
of commercial uses, in a manner that is fully compatible with any
nearby homes.
B.
Help
generate agglomeration economies that will aid in attracting new industries.
C.
Carefully
control the types of uses and use performance standards to protect
the public health and safety and avoid nuisances.
D.
Maintain
an attractive physical environment that will aid in attracting new
employers, including provision of extensive landscaping and the encouragement
of attractive masonry facades.
E.
Encourage
development to occur within business parks, as opposed to development
on scattered individual lots, to encourage the establishment of private
deed restriction controls and carefully coordinated interior vehicle
access.
F.
Avoid
unusually large warehouse/distribution centers that generate very
high amounts of tractor-trailer traffic and consume large areas of
land, while generating relatively few jobs.
Section 275-86 shall apply.
Only the following are permitted-by-right uses in the LI District, provided that the requirements for specific uses in Article XX are met:
A.
The following uses are permitted by right only within
an approved "planned business development":
(1)
Offices.
(2)
Packaging and bottling operations, without on-lot
retail sales.
(3)
Manufacture and assembly of electrical and electronic
machines, supplies and equipment.
(4)
Finishing, grinding, polishing, stamping or
heat-treating of products.
(5)
Manufacture of jewelry, precision instruments,
optical goods and similar products.
(6)
Manufacture and assembly of products from wood
or previously prepared materials, such as glass, leather, cellophane,
textiles, rubber or synthetic rubber.
(7)
Package delivery services.
(8)
Manufacture of textiles, apparel, shoes and
apparel accessories.
(9)
Manufacture of food and beverage products (but
not including a slaughterhouse, meat-packing plant, stockyard, animal
husbandry or animal feed mill).
(10)
Welding.
(11)
Sales and rental of industrial equipment, other
than vehicles primarily intended for use on public streets.
(12)
Manufacture of transportation equipment.
(13)
Manufacture of manufactured or modular housing.
(14)
Manufacture of paper and cardboard products
(but not including paper mill).
(15)
Manufacture of glass and glass products.
(16)
Finishing of previously prepared resin, vinyl,
polymer, plastic or rubber products.
(17)
Manufacture of leather, clay and pottery products.
(18)
Warehousing[1] or distribution, provided that the following additional
provisions shall apply:
(a)
Purposes: to meet the objectives of §§ 275-100, 275-213 and the Comprehensive Plan Amendment of 1997; to recognize that trucking company terminals and large distribution/warehouse facilities typically have a different intensity of tractor-trailer traffic and are more likely to involve twenty-four-hour operations than smaller warehouse/distribution uses.
(b)
A trucking company terminal shall not be permitted
as a principal use.
(c)
The following maximum total percentages of the
floor area of all buildings on a lot shall be occupied by warehousing
and distribution uses, as opposed to office, processing, assembly,
manufacturing, wholesale sales, raw material storage and other lawful
uses:
|
Total Floor Area of All Buildings on a
Lot
|
Maximum Total Percent of Such Floor Area
that May be Occupied by Warehousing and Distribution Uses
| |
|---|---|---|
|
49,999 or less
|
90%
| |
|
50,000 to 99,999
|
75%
| |
|
100,000 or greater
|
100%
|
(19)
Manufacture of fabricated metal products (except
ammunition or explosives).
(20)
Manufacture of pharmaceuticals.
(21)
Reserved.
(22)
Exercise club.
(27)
College, university or trade school.
(30)
Research, engineering or testing laboratory.
(31)
Testing and repair of manufactured products.
(33)
Manufacture, assembly and testing of electronic,
microelectronic and computer products.
(34)
Lumber yard and/or building supply sales (not
including asphalt or cement processing).
(35)
Clearly accessory retail sales of products produced
on, processed on, or distributed from the premises, provided such
retail sales area does not exceed 5% of the floor area of the related
principal use, or 5,000 square feet, whichever is more restrictive.
(36)
Orthopedic specialty center.
[Added 3-18-2002 by Ord. No. 03-02]
B.
The following uses are permitted by right, either
within or outside of a planned business development:
The following uses are special exception uses in the LI District, provided that all other requirements of this chapter are met, especially Article XVI, Environmental Protection:
A.
Manufacture of the following products, providing that
the manufacturing and storage facilities will be set back a minimum
of 400 feet from any existing dwelling or residential district:
B.
Other industrial activities involving processing,
distribution, recycling, cleaning, assembling, packaging, conversion,
production, repair or testing of materials or products provided:
(1)
The applicant clearly proves to the satisfaction
of the Zoning Hearing Board that the use would have a character, intensity
and impacts similar to permitted-by-right and/or special-exception
uses.
(2)
The use is not prohibited in the district.
(3)
The applicant clearly proves to the satisfaction
of the Zoning Hearing Board that the use will not generate significant
nuisances and will not threaten the public health and safety.
C.
Auto service station,[1] provided it is a minimum of 300 feet from the lot line
of any existing dwelling or residential district and provided that
the use does not have direct vehicle access onto an arterial street.
This use shall not include a "truck stop" or other facilities primarily
intended to serve tractor-trailer trucks.
The following are conditional uses in the LI
District, provided that all other requirements of this chapter are
met:
B.
Planned business development.
D.
Grower/processor facility.
[Added 3-20-2017 by Ord.
No. 02-17]
E.
Medical marijuana delivery vehicle office.
[Added 3-20-2017 by Ord.
No. 02-17]
F.
Academic clinical research center.
[Added 3-20-2017 by Ord.
No. 02-17]
G.
Dispensary facility.
[Added 3-20-2017 by Ord.
No. 02-17]
H.
Delivery
vehicle parking lot.
[Added 8-16-2021 by Ord. No. 07-21]
Section 275-89 shall also apply within the LI District.
Section 275-90 shall also apply within the LI District.
[Amended 3-1-1999 by Ord. No. 4-99]
A.
Information. The applicant shall present information
on the approximate number of employees and shifts that are expected.
Also, the applicant shall present information on the approximate amount
of heavy truck traffic that is expected.
B.
Minimum lot area. Two acres, except one acre for any
lot limited by deed restriction to nonindustrial uses.
D.
Minimum lot depth: 120 feet.
E.
Minimum front yard setback: 50 feet from the future street right-of-way, except as provided for in Subsection M.
G.
Maximum lot coverage: 40% for buildings, 65% for total
impervious coverage, except as follows:
(1)
If a planned business development includes landscaped
open areas and/or dedication of parkland adjacent to residential districts
in a manner generally consistent with the Bethlehem Township Comprehensive
Plan Amendment of 1997, then as a condition of approval of the planned
business development, the Board of Commissioners may permit certain
predesignated lots to have a maximum building coverage of 45% and
a maximum impervious coverage of 75%, provided that the applicant
provides evidence that the average for all lots and any dedicated
parkland will not exceed 40% building coverage and 65% impervious
coverage.
J.
Maximum height. Whichever of the following maximum
heights is most restrictive shall apply:
(1)
Within 300 feet of a residential district boundary,
not including a residential district boundary separated by an existing
or officially proposed expressway: 25 feet.
(2)
Between 300 feet and 1,000 feet of a residential
district boundary, not including a residential district boundary separated
by an existing or officially proposed expressway: 45 feet or 4.5 stories.
(3)
All other locations: five stories or 60 feet.
K.
Enclosed structures. All manufacturing shall occur within completely enclosed structures. See also § 275-171D(6).
L.
Setback from expressways: 100 feet minimum from the
existing right-of-way of an expressway for all buildings.
M.
Setbacks from dwellings, setbacks from residential
and agricultural districts and setbacks from municipal parks; requirements
for berms.
[Amended 3-1-1999 by Ord. No. 4-99]
(1)
Except as provided in Subsection M(3) below, industrial uses and areas routinely used for the parking storage, loading or unloading of two or more tractor-trailer trucks or refrigerated trucks shall be set back the following minimum distances from any dwelling, any residential or agricultural district boundary and any municipal park. Such setback may be used for private vehicle parking and similar uses within the other requirements of this article.
(a)
Industrial uses: 400 feet from the lot lines
of any dwelling and any residential or agricultural district boundary
and 300 feet from the lot lines of any municipal park.
(b)
Tractor-trailer truck areas: 400 feet from the
lot lines of any dwelling and any residential or agricultural district
boundary and 300 feet from the lot lines of any municipal park.
(c)
Refrigerated truck areas: 400 feet from the
lot lines of any dwelling, any residential or agricultural district
boundary and the lot lines of any municipal park.
(2)
Municipal park defined. For the purposes of
this section, the term "municipal park" includes any and all publicly
owned land which is designated as park and/or open space and any and
all privately owned land which has been designated on the official
map or by other formal action by the Board of Commissioners as reserved
or intended for future acquisition for park and/or open space; provided,
nevertheless, that the "municipal park" does not include:
(3)
Exceptions.
(a)
Such setbacks shall not apply if such industrial
use, tractor-trailer truck area or refrigerated truck area is separated
from such dwelling, residential or agricultural district boundary
and municipal park by an existing expressway or a proposed expressway
for which primary construction contracts have been awarded by the
governmental agency having jurisdiction thereof for the final segment
of the construction of all through-traffic lanes for such expressway.
(b)
The setback for tractor-trailer truck areas
and refrigerated truck areas shall be a minimum of 200 feet if a principal
building will completely separate such areas from any dwelling, residential
or agricultural district boundary and any municipal park.
(c)
Where a municipal park is located within a residential
or agricultural district and one or more lots lines of such municipal
park is coextensive with the boundary of such district, the setback
applicable to the lot lines of such municipal park shall apply rather
than the setback applicable to such district boundary; provided, nevertheless,
that the setback applicable to such district boundary shall continue
to apply to the portions of such district not used or proposed for
use as a municipal park and for this purpose the district boundary
shall be deemed to be relocated within the district to the lot lines
of those lots abutting such municipal park.
(4)
Any building that is not regulated under the above Subsection M(1) shall be set back a minimum of 150 feet from the lot lines of any dwelling, any residential or agricultural district boundary and the lot lines of any municipal park. Such setback may be used for private vehicle parking and similar uses within the other requirements of this article.
(5)
An earth berm shall be constructed within the
setback areas required by this subsection meeting the following conditions:
(a)
Berm height shall be measured along a series
of lines within the setback area perpendicular to the lot line. The
height of the berm along each line shall be not less than eight feet
above the highest elevation within the setback along such line.
(b)
The maximum slope of the berm shall be three
feet measured horizontally for each one foot measured vertically.
Therefore, for example, four feet horizontally to one foot vertically
shall be permitted, while two feet horizontally to one foot vertically
shall be prohibited.
(c)
The minimum width of the top of the berm shall
be five feet.
(d)
The toe of the slope of the berm adjacent to
the lot line shall be not less than 25 feet from the lot line. The
distance from the toe of the slope to the adjacent lot line shall
be increased as necessary to ensure than stormwater flows onto adjoining
tracts are not altered in severity or flow characteristics from the
predevelopment state.
(e)
The plan screening required by § 275-171 shall be placed towards the top on the residential, agricultural or municipal park side of the berm.
(f)
Any required detention/retention facilities
for stormwater control shall be located on the business/industrial
side of the berm. In no case shall a detention/retention pond be located
between the berm and the lot line which separates the business/industrial
district from the dwelling, residential or agricultural district or
municipal park.
N.
Facade materials. It is strongly encouraged that a
minimum of 75% of the facades of buildings facing onto streets consist
of glass, brick or other decorative masonry. This provision is intended
to avoid metal or cinder block construction, at least as visible from
a street. Subdividers are strongly encouraged to place such a requirement
on each lot through deed restrictions.
O.
Landscaped front yards. A maximum of 80% of the required
minimum front yard setback area shall be maintained in landscaped
green space. The intent is that the remaining 20% would be used for
driveways, fire lanes, visitor parking, handicapped parking and walkways.
Other vehicle parking is intended to primarily be placed to the side
or rear of buildings.
Q.
Loading docks. An applicant shall prove to the satisfaction
of the Township that loading docks routinely serving three or more
tractor-trailer trucks have been located within reason to seek to
minimize their visibility from dwellings, public streets and existing
and planned expressways. No new loading dock routinely served by tractor-trailer
trucks shall be located within 75 feet of the existing right-of-way
of a public street.
R.
Bikeway. The Board of Commissioners may require that
a recreational bicycle path be required to be constructed in place
of requirements for sidewalks along streets. The Board of Commissioners
may permit such bikeway be located outside of the street right-of-way
if there is a satisfactory easement.
S.
Relationship to other districts.
(1)
Where a use is required to provide a buffer
yard, berm or setback adjacent to an agricultural or residential district,
such requirement shall not apply from a CR District boundary.
(2)
A lot in the LI District may extend into another
district. Portions of a lot in the CR District may be used to count
towards meeting minimum setbacks, maximum building coverage, maximum
impervious coverage and stormwater requirements for a use in the LI
district on the same lot if:
(3)
Portions of a lot in the OB District may be
used to count towards meeting minimum buffer, minimum setbacks, maximum
building coverage, maximum impervious coverage and stormwater requirements
for a use in the LI District on the same lot. Portions of a lot in
the OB District may include stormwater basins and vehicle parking
to serve a use in the LI District. However, portions of a lot in an
OB District shall not include parking of tractor-trailer trucks or
trailers to serve a use that is not allowed in the OB District.
(4)
A lot that extends across the LI and OB Districts
may include uses allowed in the OB District on the OB portion of the
lot, and uses allowed in the LI District on the LI portion of the
lot. Therefore, for example, offices and private vehicle parking might
be placed on the OB portion of a lot, and a manufacturing facility
and trucking operations on the LI portion of that lot.
(5)
See the definition of "impervious coverage"
which generally allows common open space to meet the impervious coverage
restriction of an adjacent lot.
(6)
Wherever the abbreviation LI appears in this
subsection, it shall also apply to the LI(P) District.
A.
No lot, use or planned business development shall
have any vehicle access indirectly or directly of any type onto a
public street that is classified as a local street if that local street
abuts a residential district at or across the street from the point
of access.
B.
As an exception to the above section, access to a
local residential street shall be allowed for a street that is strictly
limited and restricted to only access by emergency vehicles.
C.
Site plan review. See § 275-178A, which requires site plan review by the Planning Commission for most principal nonresidential uses.
I.
Utilities. All commercial, industrial and institutional
uses shall be served by both public water and public sewer service.
J.
Conditional
use standards and criteria for delivery vehicle parking lot.
[Added 8-16-2021 by Ord. No. 07-21]
(1)
Minimum lot size for the delivery vehicle parking lot: two acres.
(2)
Maximum number of vehicles to be parked: 300, including electric
vehicle charging stations.
(3)
Perimeter screening and buffering: along side and rear property
lines: fence or evergreen hedge with minimum height of five feet within
a ten-foot-wide buffer strip.
(4)
Lighting: All security and safety lighting shall be shielded
to prevent off-site glare.
(5)
Location: A delivery vehicle parking lot shall be located within
two miles of an interchange of Route 22 at Route 191 in a GI or LI
District.
(6)
Site plan: A site plan shall be submitted to illustrate that
all applicable setbacks have been met.
(7)
Streetscape enhancement plan: A plan shall be submitted to illustrate compliance with the provisions of Article XXXII, relative to the Streetscape Enhancement Overlay District.
(8)
All design standards for off-street parking in § 275-144 shall be met, except that delivery vehicle parking spaces shall be at least 11 feet wide and 22 feet deep, and the lane width shall be at least 25 feet.
(9)
Land development requirements: All applicable impervious surface
coverage, grading, soil erosion and sedimentation control, floodplain,
wetland, woodland protection and other environmental regulations shall
be met.
(10)
The parking lot for delivery vehicles shall be exclusive of
all other parking for any other uses that may be located on the property.
(11)
Vehicle fueling and other vehicle services such as repairs shall
not be permitted in a delivery vehicle parking lot, except for electric
charging stations.
(12)
If a delivery vehicle parking lot is created within an existing
parking lot, all other uses that utilize the parking lot shall meet
the minimum parking requirements.
(14)
No storage of out-of-service vehicles.
