[Amended 7-5-2005 by Ord. No. 05-08; 7-25-2006 by Ord. No.
06-10]
In expansion of the declaration of legislative intent and community development objectives contained in Article I of this chapter, the specific intent of this district is:
A.
To provide reasonable standards for the development
of commercial, service, manufacturing, warehouse, and related uses.
B.
To establish strict performance standards to control
potentially adverse environmental effects resulting from development
of permitted uses.
C.
To minimize the potential negative impacts on surrounding
uses and districts.
D.
To take advantage of highway access and visibility
from major thoroughfares.
E.
To provide for a variety of small-scale industrial
uses and to provide for other larger industrial uses that, by their
nature, require more land area than can be provided elsewhere in the
region while respecting the natural environment.
In the LI Limited Industrial District, a building
may be erected, altered or used, and a lot may be used or occupied
for any one or more of the following uses:
A.
Self-service storage facilities (miniwarehouses); wholesale, warehouse, or storage, provided no retail sales are made from these facilities. Uses specifically listed in § 170-81 are not permitted by right.
B.
Scientific or industrial research, engineering, testing
or experimental laboratory or similar establishment for research,
training, or product development.
C.
Printing and publishing.
D.
Fabrication, packaging, assembly, and manufacturing establishments, excluding those uses specifically listed in § 170-81.
E.
Offices, shops, and storage for building, plumbing,
electrical or other contractors.
F.
Agriculture, including related buildings.
G.
Kennel, animal hospital.
H.
Open space uses, primarily passive in nature, including
wildlife sanctuary, forest preserve, nature center, and similar uses.
I.
Game farm, fish hatchery, hunting or fishing preserve;
or similar uses designed for the protection or propagation of wildlife.
J.
Parks and recreation areas in compliance with the standards and criteria of Article XIII Institutional and Recreational Overlay District, when approved by the Board of Supervisors.
K.
Accessory uses. Accessory uses shall be permitted on the same lot with and customarily incidental to any permitted use, in compliance with § 170-24, Accessory uses, of this chapter.
L.
Government uses, post office, community center, public
library, public utility facility.
In support of the legislative intent and statement of community development objectives of this article, the following uses are permitted in the LI Limited Industrial District by conditional use by the Board of Supervisors, in compliance with the standards and criteria in § 170-83 and in compliance with § 170-31 of this chapter.
C.
Oil and chemical processing and storage, fuel depot.
D.
Solid waste disposal or transfer facility, recycled
materials processing and storage facility, resource recovery operation,
salvage operation, junkyard or similar use.
[Amended 5-3-2011 by Ord. No. 11-04]
E.
Indoor sports facility for racquet or court sports;
indoor swimming pool.
For all uses permitted by right or by conditional
use, the following dimensional regulations apply:
A.
Minimum lot area: two acres (87,120 square feet).
B.
Minimum building envelope: 49,000 square feet.
C.
Minimum lot width: 250 feet.
D.
Minimum front yard setback: 50 feet.
E.
Minimum side yard setback: 30 feet each.
F.
Minimum rear yard setback: 40 feet.
G.
Minimum side or rear setback from a residential zoning district boundary: 200 feet for any building, 100 feet for any parking, service, or outdoor storage area. This setback may be part of a required yard area, and shall include landscaping and/or berming according to the provisions of Chapter 145, Subdivision and Land Development.
H.
Minimum parking and service area setback: 15 feet
to any property line. This setback shall not be paved, and shall be
landscaped with lawn, trees, or shrubs. The setback shall not be required
when two or more lots share a common parking area or driveway.
I.
Maximum building coverage: 25%.
J.
Maximum building footprint: 15,000 square feet.
K.
Maximum impervious surface coverage: 50%.
L.
Maximum height: 35 feet for the principal building(s),
15 feet for any accessory buildings.
M.
Minimum distance between two buildings on one lot:
25 feet.
A.
All development in the LI Limited Industrial District
shall be served by public sewer and water systems if available.
B.
All development shall comply with the provisions of Chapter 145, Subdivision and Land Development.
D.
All uses shall be connected by a safe and convenient
pedestrian circulation system, which shall connect buildings with
sidewalks along streets, and parking areas, common areas, and other
buildings.
E.
Safe and convenient vehicular connections between
parking areas on adjacent lots used for nonresidential purposes shall
be required except where impracticable because of environmental constraints
(such as steep slopes or mature trees), or other site constraints
(such as existing buildings or structures). Common parking areas serving
two or more lots are strongly encouraged to increase flexibility and
reduce the number of access points on the street. Each use shall provide
parking to meet the requirements of this chapter. Cross access easements
shall be provided for all common parking areas.
F.
Service and loading areas, dumpsters, and similar
site elements shall not be located within the required front yard
setback of the property, and shall be adequately screened from view
according to the provisions of Chapter I45, Subdivision and Land Development.
H.
Conditional use standards and criteria.
(1)
The proposed use shall not cause undue noise, glare
or pollution of the surrounding areas, as determined by the Board
of Supervisors, upon recommendation by the Township Engineer and Township
Planning Commission.
(2)
Anticipated levels of traffic congestion, noise, glare, and pollution created by the proposed use will be similar to the levels created by uses permitted under § 170-80 of this chapter.
(3)
Any visual or functional conflicts between the proposed
use and surrounding existing uses shall be kept to a minimum. Increased
setbacks, planted buffers, wooden fences or other measures may be
required by the Board of Supervisors to minimize potential conflicts,
or to reduce anticipated levels of noise. Visual and functional conflicts
include, but are not limited to, loading docks, parking lots, service
driveways, or large nonresidential buildings adjacent to residential
neighborhoods or open space areas without adequate buffering.
I.
Additional regulations for motor vehicle uses:
(1)
Parking, and/or storage, of motor vehicles and parts
shall be done within the building envelope.
(2)
All major and minor repair, maintenance, and service
activities shall be performed within a completely enclosed building.
(3)
No streamers, pennants, or festoon lighting, comprised
of a group of light bulbs, shall be hung or strung on a building or
other structure. In addition, light bulbs (or other lighting sources)
shall be shielded, hooded, or otherwise screened to prevent the direct
rays of the light from shining on adjacent properties, rights-of-way,
or roadways.
J.
Outdoor storage.
(1)
All outdoor storage facilities for fuel, flammable
or explosive materials and raw materials shall be enclosed by a fence
adequate to prevent the access of children and other members of the
general public.
(2)
No materials or wastes shall be deposited upon a lot
in such form or manner that they may be transferred off the lot by
natural causes or forces.
(3)
All material or wastes which might cause fumes or
dust or which constitute a fire hazard or which may be edible or otherwise
be attractive to rodents or insects shall be stored outdoors only
in closed, sealed containers.
(4)
No materials or wastes of any form may be stored in
a floodplain area.
(5)
Outdoor storage and refuse areas shall be set back
a minimum of 30 feet from all property lines.
(6)
Outdoor storage and refuse areas are not permitted
in the setback area measured from the ultimate right-of-way line.
A.
The siting of all required parking spaces in the side
or rear of the lot is strongly encouraged.
B.
Parking and loading areas shall not interfere with
driveways, accessways, sidewalks, or pedestrian walkways.
C.
If the front yard setback includes parking, there
shall be a minimum five-foot buffer between the end of the driveway
or parking area and the building (except in the case of a driveway
leading to a garage or carport). The buffer area shall be landscaped
and shall not be paved.
D.
The use of natural building materials, such as brick,
stone, stucco or wood, is strongly encouraged.
E.
The use of a gable, hip, gambrel or mansard roof is
strongly encouraged.
