In expression of the declaration of legislative intent contained in § 116-2 of this chapter, it is hereby declared to be the intent of this article with respect to the uses permitted herein to establish reasonable standards for the height and size of buildings, the area and dimensions of open spaces, the provision of facilities to minimize traffic congestion, noise, glare and pollution and to minimize overcrowding of land and burdens on water, sewage and transportation facilities and to establish reasonable standards for campus-type limited industrial uses harmonious with the general character of adjoining districts.
In a Campus-Type Limited Industrial (CLI) District,
a building may be erected, altered or used, and a lot may be used
or occupied for any of the following purposes and no other:
A.
Administrative or executive offices, or offices for
architects, professional engineers, certified public accountants or
lawyers.
[Amended 7-13-1989 by Ord. No. 582]
B.
Laboratory for scientific, agricultural or industrial
research and development.
C.
Manufacturing, fabricating, assembling and/or processing
of the following: scientific and precision instruments and controls;
electronic components, including computers, pharmaceutical and optical
goods; metallized and coated plastic film, photographic reproduction,
film and equipment; jewelry and timepieces; clothing and other textile
products (but excluding dyeing and manufacturing of textiles); small
electrical appliances and supplies, such as lighting fixtures, wiring,
toasters, radios, medical and dental equipment; hand tools; small
machine parts; musical instruments; toys; novelties; small products
from previously prepared paper, plastic, rubber (excluding the manufacture
of rubber or synthetic rubber), wood, tools and hardware.
D.
The following processing of small metal pieces (capable of being held in one hand by the average worker) related to the uses indicated in Subsection C above: finishing, plating, grinding, sharpening, polishing, cleaning, rustproofing and heat treating.
E.
Accessory uses incidental to any of the above-permitted
uses, including a cafeteria and other similar services operated by
or for the employer for the exclusive use of its employees and business
visitors.
F.
Warehousing of products manufactured on the site or
products incidental to the use or manufacturing of the products so
manufactured.
G.
Any use of the same general character as any of the
above, including distribution plant for small parcels (capable of
being hand-delivered), when such use is authorized as a special exception
by the Zoning Hearing Board, and provided that such use shall be subject
to such reasonable restrictions as the Zoning Hearing Board may determine,
but excluding use by health-care professionals or use as a truck terminal
or general public warehouse; no use shall be permitted which may be
noxious or hazardous; no exterior storage of material or equipment
shall be permitted, except temporary storage which is not noxious
or offensive by reason of odor, dust, fumes, smoke, gas, vibration,
noise or risk of fire explosion, and provided that such temporary
storage shall not continue for periods of more than 72 hours at any
one time; and provided further that said temporary storage shall be
fully concealed by fencing or landscaping and shall be within the
area which could be utilized for building on the lot.
[Amended 7-13-1989 by Ord. No. 582]
A.
District area. The minimum area which may be classified
as CLI District under this article shall be 20 acres.
B.
Lot area. The minimum area for any one lot or plant
site of any one owner within a CLI District shall be 10 acres.
C.
Building height. The maximum height of any building
erected or used for any use permitted in a CLI District shall be 40
feet.
D.
Setback. Front, side and rear yards shall be a minimum
of 150 feet from any residential zoning district, 50 feet from any
property line, except where the property abuts a railroad right-of-way,
where no minimum setback shall be required.
E.
Lot coverage. Maximum building coverage shall be no
more than 25% of the total lot area. Impervious ground cover shall
be no greater than 50% of the total lot area. Each lot shall have
a minimum green space area of 50% of the total lot area.
[Amended 9-9-2004 by Ord. No. 794]
F.
Control of dust, dirt, smoke, vapors and gases. No
emission shall be made which can cause any damage to health, to animals
or to vegetation or to other form of property or which can cause any
significant soiling at any point outside the operations. Table I,
Chapter V, Industrial Hygiene Standards, Maximum Allowable Concentrations,
Air Pollution Abatement Manual, Manufacturing Chemists Association,
1951, Washington, D.C., shall be used as a guide in determining what
is a toxic gas.
G.
Control of radioactivity or electrical disturbances.
There shall be no activities which emit dangerous or harmful radioactivity
or electrical disturbances on or beyond the lot line.
H.
Control of odors. There shall be no emission of odorous
gases or other odorous matter in such quantities as to be offensive
at or beyond the lot line or which exceeds the standards of Table
III (odor threshold), Chapter V, Industrial Hygiene Standards, Maximum
Allowable Concentrations, Air Pollution Abatement Manual, Manufacturing
Chemists Association, 1951, Washington, D.C. Any process which may
involve the creation or emission of any odors shall be provided with
a secondary safeguard system, so that control will be maintained if
the primary safeguard system should fail.
I.
Control of glare and heat. Any operation producing
intense glare or heat shall be performed within an enclosed building
or behind a solid fence in such a manner as to be completely imperceptible
from any point on or beyond the lot lines.
J.
Control of noises. At no point on or beyond the boundary
of a residential or commercial district shall the sound-pressure level
of any operation exceed the maximum of that permitted.
|
Sound Levels
| |||
|---|---|---|---|
|
Maximum Permitted Sound Level
(decibels)
| |||
|
Octave Band
(cycles per second)
|
Along Residential District Boundaries
(Re: 0.0002 microbars)
|
At Any Other Point on Lot Boundary
(Re: 0.0002 microbars)
| |
|
0 to 75
|
72
|
79
| |
|
75 to 150
|
67
|
74
| |
|
150 to 300
|
59
|
66
| |
|
300 to 600
|
52
|
59
| |
|
600 to 1,200
|
46
|
53
| |
|
1,200 to 2,400
|
40
|
47
| |
|
2,400 to 4,800
|
34
|
41
| |
|
Above 4,800
|
32
|
39
| |
K.
Conformity to federal, state, regional and local standards.
Any use permitted under the provisions of this chapter shall conform
to all appropriate federal, state, regional and local standards relative
to water or air pollution, particle emission, noise, electrical disturbances,
waste disposal, light, glare, heat, vibration, radioactivity and outdoor
storage of materials.
All front yards, side yards and rear yards shall
be landscaped for a depth of 50 feet for the entire length thereof
in accordance with a landscape plan showing the location, species
and size of trees and shrubs and other proposed landscaping, which
plan shall include proposals for screening adjacent residential areas
and shall be submitted to and approved by the Shade Tree Commission
prior to issuance of a building permit.
A.
Adequate off-street parking shall be provided at all times, but the requirement for the same shall not be less than those specified in Article XXVI relating to off-street parking and loading, as contained in this chapter.
B.
No parking area shall be permitted within the front
yard of any unit in a CLI District, nor closer than 150 feet to a
residential district, unless authorized as a special exception, but
in no case shall any parking area be permitted closer than 50 feet
to any residential district or to any property line of a property
in residential use and the parking area shall not exceed 25% of the
total lot area unless authorized as a special exception.
Provisions shall be made for safe and efficient
ingress and egress to and from public streets and highways serving
the site without undue congestion to or interference with the normal
traffic flow within the Township. Plans showing the locations and
engineering details of all entrances and exits shall be submitted
for approval by the Police and Engineering Departments prior to the
issuance of building permits.
In a CLI District, signs advertising the name
of the occupant and/or the principal product or service of the permitted
land use upon which the signs are located shall be permitted, provided
that:
A.
The total sign area erected by all occupants on any
one street frontage shall not exceed 100 square feet, except that
if street frontage is on a limited access toll road of not less than
four lanes, the total signage for all sides of the building facing
on the limited access toll road shall not exceed 300 square feet,
provided that any such sign shall be attached to a building wall and
shall not project higher than the main cornice line of the building.
[Amended 3-22-1990 by Ord. No. 594]
B.
In addition thereto, one ground sign may be erected
at the entrance indicating the name of the occupant(s) and/or the
product sold or services performed on the premises, provided that
the total area of the sign shall not exceed 35 square feet.
[Amended 7-21-1994 by Ord. No. 662]
[Amended 9-25-2008 by Ord. No. 862]
A.
When deemed appropriate by the Zoning Officer, plans for any CLI Campus Limited Industrial use shall be submitted to the Planning Commission prior to the issuance of any zoning permit or certificate of occupancy as provided in Article XXX, and such plans shall include, in addition to other applicable requirements, the following:
[Amended 7-28-2011 by Ord. No. 907; 3-28-2013 by Ord. No. 925]
(1)
A plot plan of the lot showing the location of all present and
proposed buildings, drives, parking lots, waste disposal fields and
other constructional features on the lot and all buildings, streets,
alleys, highways, streams and other topographical features of the
lot and within 200 feet of any lot line.
(2)
Architectural plans for any proposed building.
(3)
A description of the industrial operations proposed in sufficient
detail to indicate the effects of those operations in producing traffic
congestion, noise, glare, air pollution, water pollution, fire hazards
or safety hazards.
(4)
Engineering and architectural plans for the handling and disposal
of sewage and industrial waste.
(5)
Engineering and architectural plans for the handling of any
excess traffic congestion, noise, glare, air pollution, water pollution,
fire hazard or safety hazard.
(6)
Designation of the fuel proposed to be used and any necessary
architectural and engineering plans for controlling smoke.
(7)
The proposed number of shifts to be worked and the maximum of
employees on each shift.
(8)
Any other data or evidence that the Planning Commission may
require.
B.
The Planning Commission shall review all plans for CLI Campus Limited
Industrial uses submitted to it and shall submit these plans, together
with any recommended conditions for the issuance of a permit, to the
Zoning Officer.
[Amended 3-28-2013 by Ord. No. 925]
C.
As a guide for recommendations by the Planning Commission, on any
CLI Campus Limited Industrial plan, there shall be consideration of
the following:
(1)
Whether the plan is consistent with the Comprehensive Plan for
the orderly development of the Township with the purpose of this chapter
to promote the health, safety, morals and the general welfare of the
Township.
(2)
Whether the appropriate use of the property adjacent to the
area included in the plan will be safeguarded.
(3)
Whether the development will consist of a harmonious grouping
of buildings, service and parking area circulation and open spaces,
planned as a single unit, in such manner as to constitute a safe,
efficient and convenient industrial site.
(5)
Whether there is adequate provision made for safe and efficient
pedestrian and vehicular traffic circulation within the boundaries
of the site.
(6)
Whether provision is made for safe and efficient ingress and
egress to and from public streets and highways serving the site without
undue congestion to or interference with normal traffic flow within
the Township.
(8)
Whether all buildings within the development shall be served
by a central sanitary sewage disposal system.
(9)
Whether the development is to be carried out in progressive
stages; each stage shall be so planned that the foregoing requirements
and intent of this chapter shall be fully complied with by the development
at the completion of any stage.
If any property located in a CLI District was
held in single and separate ownership and was being used for residential
purposes immediately prior to the enactment of the amendment to the
Zoning Ordinance changing the zoning classification of said property
to CLI District, the owner or owners, and their successors in title,
of such property shall have the right to continue using the property
for residential purposes and, for purposes of building expansion or
modification, the front, side and rear yard setback requirements,
height and area coverage limitations and use regulations in effect
immediately prior to the enactment of said amendment to the Zoning
Ordinance shall remain in effect, provided that such rights shall
terminate if the owner or owners, or their successors, of the property
formally subdivide the property or abandon the residential use continuously
for a period of one year or more.
