In addition to the purposes expressed in § 370-2 and the community development objectives of § 370-5 of this chapter, it is the purpose of this district to provide for the development of research facilities and small industrial plants which emit no objectionable fumes or smoke and which will not cause a large increase in vehicular traffic, particularly large truck traffic, and where adequate off-street parking shall be provided. This district is located in the outer areas of residential areas and near nonresidential areas, so that conflicts with residential areas will be minimized.
[Amended 10-2-2002 by Ord. No. 02-09; 2-1-2006 by Ord. No. 2006-01; 5-2-2007 by Ord. No. 2007-02; 12-7-2011 by Ord. No. 2011-11]
A building may be erected or used, and a lot may be used or occupied, for any one of the following purposes and no other, except as otherwise provided in § 370-58 of this chapter:
A.
Agriculture, including single-family detached dwelling when an accessory
use to agriculture.
B.
Any combination of the following uses individually on lots held in
single and separate ownership:
(1)
Laboratory for scientific research and development.
(3)
Business or professional office park, restaurant, personal services
shop, provided that such uses are planned and incorporated as an industrial
park.
(4)
Warehousing and distribution, excluding, however, outdoor storage
of materials, products or equipment, and further excluding bulk storage
or sale of coal, petroleum and other fuels.
D.
Newspaper publishing, job printing.
G.
Any of the following uses when authorized as a special exception:
(5)
Wholesale establishment, lumber yard, building and plumbing supplies, farm machinery, motor vehicle fuels, and trucking incidental to such uses, pursuant to the provisions of § 370-160.
(6)
Gasoline service station, service and repair of vehicles, storage garage, automobile sales establishment, automatic automobile laundries and car wash facilities, pursuant to the provisions of § 370-161.[1]
[1]
Editor's Note: Former Subsection G(7), which listed communication
towers as a use and which immediately followed this subsection, was
repealed 9-4-2013 by Ord. No. 2013-06. This ordinance also redesignated
former Subsection G(8) as Subsection G(7).
H.
Any of the following uses when authorized as a conditional use:
(1)
Day-care center, the applicant to prove compliance with § 370-165 and the following requirements:
(a)
Day-care center shall be located within a business park;
(b)
Outdoor play areas shall be fenced and shall be set back 75
feet from public or private roads and not in a front yard;
(c)
No play areas structures shall be located in any easement areas
except subsurface utilities serving the property only;
(d)
Day-care activity shall be restricted to the lot on which the
use is located;
(e)
Pickup and dropoff of children shall be internal to the lot
on which the day-care use is located. Adequate stacking and parking
areas shall be provided on the lot to serve pickup/dropoff.
(f)
Day-care center will submit hours of operation for approval;
A.
The following regulations shall apply:
|
Regulation
| ||
|---|---|---|
|
Minimum lot area
|
3 acres, provided that the minimum lot area may be reduced to
not less than 1 acre when authorized as a special exception
| |
|
Minimum developable area
| ||
|
Maximum height
|
For any structure, 35 feet
| |
|
Minimum front lot line width
|
300 feet*
| |
|
Minimum lot width at building line
|
300 feet*
| |
|
Minimum front yard depth
|
75 feet*
| |
|
Minimum rear yard
|
75 feet*
| |
|
Minimum side yards (each)
|
75 feet each*
|
|
NOTE:
| ||
|---|---|---|
|
*
|
When the Zoning Hearing Board reduces the minimum lot size from
three acres to not less than one acre, these dimensions may also be
reduced at the Board's discretion.
| |
B.
Maximum coverage:
|
Lot Size
|
Building Coverage
|
Lot Coverage
| |
|---|---|---|---|
|
1.0 to 2.9 acres
|
25%
|
75%
| |
|
3.0 to 5.9 acres
|
30%
|
70%
| |
|
6.0 to 10.0 acres
|
35%
|
65%
| |
|
Over 10.0 acres
|
40%
|
60%
|
Points of ingress and egress between street and off-street parking
and service areas shall be so located and so controlled that vehicles
can be moved from such parking and service areas to the street only
by way of such designed points of ingress and egress; no parking area
shall be permitted which might allow or encourage the backing of vehicles
directly into a street.
The exterior storage of trucks, trailers and heavy machinery
shall not be permitted on a permanent basis, and all exterior storage
of products or materials shall be screened from view at pedestrian
eye level from all abutting streets.
The provisions of Article XXII to the contrary notwithstanding, there shall be no off-street parking within a front yard, or within a side yard abutting a street.
All activities and all storage of flammable and explosive material
at any point shall be provided with adequate safety devices against
the hazards of fire and explosion, and adequate fire-fighting and
fire-suppression equipment and devices as detailed and specified by
the Pennsylvania Department of Labor and Industry and the laws of
the Commonwealth of Pennsylvania. All buildings and structures and
activities within such buildings and structures shall conform to the
Building Code, the Fire Prevention Code, and all other applicable
ordinances adopted by the Township. Any explosive material shall conform
to the requirements of Chapter 211, Title 25, Rules and Regulations,
Pennsylvania Department of Environmental Protection, for Storage,
Handling and Use of Explosives, as amended.
There shall be no activities which emit dangerous radioactivity at any point. There shall be no radio or electrical disturbance adversely affecting the operation of equipment belonging to someone other than the creator of the disturbance. If any use is proposed which incorporates the use of radioactive material equipment or supplies, such use shall be in strict conformity with Chapters 221, 223, 225, 227, and 229, Title 25, Article V, Pennsylvania Department of Environmental Resources, Rules and Regulations, as amended.
There shall be no emission of smoke, ash, dust, fumes, vapors or gases which violate the Pennsylvania Air Pollution Control Laws, including the standards set forth in Chapter 123 (Standards for Contaminants) and Chapter 131 (Ambient Air Quality Standards), Article III, Title 25, Pennsylvania Department of Environmental Protection, Rules and Regulations, as amended.
There shall be no storage of or discharge at any point into
any public or private sewerage system, or watercourse or into the
ground, of any materials in such a way or of such a nature, as will
contaminate or otherwise cause the emission of hazardous materials
in violation of the laws of the Commonwealth of Pennsylvania, including
but not limited to, Chapters 73, 75, 95, and 97, Title 25, Pennsylvania
Department of Environmental Protection, Rules and Regulations, as
amended.
